Lorain, OH · Lorain County · How it works
How Selling Your Lorain House to Us Works
1. Tell us about the house
USA Home Buyers buys houses as-is in Lorain and Lorain County, Ohio. We buy houses as-is, in any condition — no repairs, no cleaning, no cleanout required to sell to us.
Start with the address, the condition, who lives there, access, and the timing you have in mind. You can start the conversation before every property question is settled.
Call 888-274-5006 with a question, or use the form to tell us about the house.
Start with the property detailsWe'll give you a written cash offer within 24 hours.
We give written cash offers in 24 hours.
Start with the address and the property details you know.
2. The sale, step by step
From the property conversation to settlement
Step 1: Talk through the house and what is unsettled
We ask about the house as it stands, including condition, occupancy, access, ownership, and timing. You can start with what you know; an estate, payoff, lien, tax, or title 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.
Step 2: Read the written cash offer and terms
We give written cash offers in 24 hours. Written offer and written terms before you commit; title-company closing. Read the price, responsibilities, possession, timing, costs, and property-specific conditions before you decide whether to proceed.
Step 3: Work through title, signing authority, and payoffs
If you choose to proceed, the title company reviews the deed, who can sign, mortgage payoffs, recorded liens, taxes, and the documents needed for settlement. A payoff is the amount needed to satisfy a mortgage or other obligation; a lien is a recorded claim for money. Bring the statements and notices you have so the questions for this property can be checked.
Step 4: Review the settlement sheet and close
A 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 | None |
| 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. |
Compare possible net proceeds with the Lorain home-sale net-proceeds calculator.
4. Useful Lorain County details
Use the county office that handles the question
The Lorain County Auditor, Treasurer, Recorder, and Probate Court are county offices in Elyria, not City of Lorain departments. The Auditor handles conveyance-fee questions; the Recorder handles deed recording and recorded land documents, not the conveyance fee.
Lorain County Auditor
Use the Auditor’s real-estate transfer information for conveyance-fee questions.
Lorain County Recorder
The Recorder handles deed recording and recorded land documents. Conveyance-fee questions go to the Auditor.
Lorain County Probate Court
The court’s estates page provides estate information and contact details.
Lorain County Treasurer
Use the Treasurer for county real-estate tax collection information.
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 the amount scheduled for disbursement. Ask about any line you do not recognize. 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.
When you sell to us, we pay the closing costs. Your mortgage balance, liens, back taxes, and share of current property taxes are separate from closing costs and affect the property-specific net proceeds.
Ohio charges a conveyance fee when a house sells: the required state fee is $1 per $1,000 of the sale price, plus up to $3 per $1,000 the county can add (Ohio Rev. Code §§ 319.54, 322.02). For current county transfer information, see the Lorain County Auditor’s real-estate transfer page ↗.
Ohio conveyance fee: When you sell to us, we pay it.
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
Find guidance for your Lorain house
If an estate, lien, foreclosure notice, tenant, code issue, or fire damage affects the next steps, these pages cover those situations:
- Inherited-property questions →
- Foreclosure deadlines →
- Selling during a divorce →
- Tenant-occupied houses →
- Code violations and repair questions →
- Fire-damaged property →
- Property liens and back taxes →
Lorain sale-process questions
Can I start before every property question is settled?
Yes. Start with what you know about the Lorain address, condition, occupancy, access, and timing. You can raise an estate, payoff, lien, tax, or title question as details come together.
What do I receive before I decide whether to proceed?
We give written cash offers in 24 hours. Written offer and written terms before you commit; title-company closing.
How do the Cash Offer and EZ Sale differ?
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. Cash Offer — USA Home Buyers buys directly. 30 days or less. Lower price. No repairs, no commissions, no closing costs. EZ Sale — goes to one of our partners. 60 days or less. Higher price than the Cash Offer. Still no repairs, no commissions, no closing costs.
Who checks title, signing authority, and mortgage payoffs?
The title company reviews the deed, who can sign, mortgage payoffs, recorded liens, taxes, and the documents needed for settlement. Bring the statements and notices you have so the property-specific questions can be checked.
Who pays the Ohio conveyance fee if I sell to you?
The Ohio conveyance fee is charged when a house sells. When you sell to us, we pay it.
Which Lorain County office can answer conveyance-fee questions?
The Lorain County Auditor provides real-estate transfer information. The County Recorder handles recorded deeds and land documents, not the conveyance fee.
Which county office has estate information?
Lorain County Probate Court publishes estate information and contact details. The title company checks the documents and signing authority needed for a particular sale.
Which costs are separate from closing costs?
When you sell to us, we pay the closing costs. Your mortgage balance, liens, back taxes, and share of current property taxes are separate from closing costs and affect the property-specific net proceeds.
Talk through your Lorain house
Call 888-274-5006 or use the form above. You can begin with what you know before every property question is settled. Return to the Lorain home-selling overview →
Lorain market report · Lorain County seller resources · Lorain as-is sale options article