Lima, Ohio · How it works

How Selling Your Lima House to Us Works

USA Home Buyers buys houses as-is in Lima and throughout Allen County. We buy houses as-is, in any condition — no repairs, no cleaning, no cleanout required to sell to us. The Cash Offer is a direct purchase by USA Home Buyers. You can begin the conversation with the facts you know; every property question does not have to be settled first.

Questions before the details are settled? Call 888-274-5006.

We give written cash offers in 24 hours.

Start with the address and the property details you know.

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We'll give you a written cash offer within 24 hours.

1. Tell us about the house

Start with what you know

Share the address, condition, occupancy, access, and timing you know. If the house is part of an estate, has a mortgage payoff or lien question, or has a notice that may affect a sale, mention it. You can start the conversation before every property question is settled.

2. The sale, step by step

From the property conversation to closing

Talk through the property
We ask about the house's condition, who lives there, access, and timing. You can start with what you know; an estate, payoff, lien, or other open property question does not have to be settled before the first conversation. We buy houses as-is, in any condition — no repairs, no cleaning, no cleanout required to sell to us.
Review the written offer and terms
We give written cash offers in 24 hours. Written offer and written terms before you commit; title-company closing.
Work through title and payoffs
The title company checks the deed, who can sign, mortgage payoffs, recorded liens, taxes, and the documents needed for settlement. Share any statements or notices you have so the title and payoff questions can be reviewed for this property.
Review the settlement sheet and close
The settlement sheet shows how the sale money breaks down. We always review the settlement sheet with the seller and walk through how the money breaks down so there is no confusion. We try to do that the day before closing so settlement is smooth; the title company confirms the final numbers. You're going to get a fair price and not have to do anything. Just show up at settlement.

3. Two ways to sell to us

Compare the Cash Offer and EZ Sale

We have two ways to buy. A Cash Offer is built for speed, condition, and tough situations — heavy repairs, tight timelines, difficult circumstances. EZ Sale is often the better fit when the house doesn't need major repairs and you want a higher number. Either way, you compare written numbers and you pick what works best for you.

Swipe across the table to compare all four selling options.

Factor	List with a realtor	FSBO	Cash Offer	EZ Sale
Timeline	Market-dependent	Market-dependent	30 days or less	60 days or less
Price	Highest, if it sells	Varies	Lower price	Higher price than the Cash Offer
Repairs	Repairs may be needed before listing or after inspection	The seller handles repair decisions	No repairs	No repairs
Commissions	Agent commissions apply under the listing agreement	No listing-agent commission; the seller handles the sale	No commissions	No commissions
Closing costs	Seller costs depend on the contract and settlement statement	Seller costs depend on the contract and settlement statement	No closing costs	No closing costs
Showings	The seller prepares for and coordinates showings	The seller markets the property and coordinates showings	None	Yes, partner visits
Who buys	Retail buyer	Retail buyer	USA Home Buyers buys directly	Goes to one of our partners
Certainty	Depends on the buyer, inspections, financing, and contract	Depends on finding and qualifying a buyer	Written offer and written terms before you commit; title-company closing.	Written offer and written terms before you commit; title-company closing.
Net proceeds	Compare the expected sale price after commissions, repairs, costs, and waiting	Compare the expected sale price after seller-managed costs and work	Compare the written price after your payoff and other property obligations. No commissions. No closing costs.	Compare the written price after your payoff and other property obligations. No commissions. No closing costs.

The table also shows listing and FSBO for comparison. Review the written numbers and terms for the options you are considering, then choose what works for you.

4. Useful Lima and Allen County details

Use the county office that fits the question

For recorded property documents, start with the Allen County Recorder. For an estate or probate-office question, start with the Allen County Juvenile & Probate Court. The title company reviews the documents and payoff information that apply to the house being sold; a county office is a starting point for its records, not a property-specific settlement figure.

5. Closing numbers

Review the settlement sheet and Ohio conveyance fee

The settlement sheet shows the sale price, mortgage payoffs, liens, taxes, other entries, and how the money breaks down. We always review the settlement sheet with the seller and walk through how the money breaks down so there is no confusion. We try to do that the day before closing so settlement is smooth; the title company confirms the final numbers.

Ohio charges a conveyance fee when a house sells. The required amount is $1 per $1,000 of the price, plus up to $3 per $1,000 that the county may add (Ohio Rev. Code §§319.54, 322.02). This page does not state Allen County's exact additional amount; the title company can confirm the applicable figure. When you sell to us, we pay it.

Use the editable estimates to compare possible sale proceeds with your own inputs; the title company confirms the final settlement figures. Open the Lima home-sale net proceeds calculator →

6. When things get difficult

We stay with the process

It's real estate. Sometimes there are bumps in the road. We won't disappear when that happens, and we'll be fighting to get this to the closing table.

7. Questions and contact

If an estate, foreclosure notice, co-owner decision, tenant, code issue, or fire damage affects the next steps, these pages cover those situations:

Lima process questions

Can I start before every property question is settled?

Yes. Start with the address and what you know about the house. Questions about an estate, payoff, lien, access, or timing can be named in the first conversation and checked as the sale steps move forward.

What is in writing before I commit?

Written offer and written terms before you commit; title-company closing.

Who checks title, mortgage payoffs, and liens?

The title company checks the deed, who can sign, mortgage payoffs, recorded liens, taxes, and documents needed for settlement. The Allen County Recorder and Allen County Juvenile & Probate Court are starting points for recorded-document and probate-office questions.

Talk through your Lima house

Call 888-274-5006 or use the form above. You can start with what you know before every property question is settled. Return to the Lima home-selling overview →