How fast can you buy my house in Ohio?

We make a cash offer within 24 hours of seeing your property and can close in as few as 14 days, or on whatever timeline works for you.

Do I need to make repairs before selling my house?

No. We buy houses in any condition — fire damage, mold, structural issues, code violations. You do not need to repair or clean anything.

Are there any fees or commissions when selling to you?

Zero. No agent commissions, no closing costs, no hidden fees. The offer we make is the exact amount you receive.

Can you help stop a foreclosure in Ohio?

Yes. We specialize in pre-foreclosure situations and can often close fast enough to stop the foreclosure process before the auction date. Call us immediately if you are facing foreclosure.

Do you buy houses anywhere in Ohio?

Yes. We buy houses throughout all of Ohio including Columbus, Cleveland, Cincinnati, Dayton, Toledo, Akron, Chillicothe, Canton, Youngstown, Springfield, and everywhere in between.

How do I sell my inherited house fast in Ohio?

Call us or fill out the form. We buy inherited and probate properties as-is anywhere in Ohio — no repairs, no cleanup, no realtor needed. We handle the entire process.

Will you buy my house during a divorce in Ohio?

Yes. We specialize in helping divorcing couples sell their home quickly for cash. We work with both parties and both attorneys to make the process as simple as possible.

Ohio cash home buyers

We Buy Your
Ohio House Fast
for Cash

Any condition. Any situation. Fair cash offer within 24 hours — no agents, no repairs, no waiting 6 months for a buyer who might back out.

Every month that house sits costs you real money — mortgage, taxes, insurance, maintenance. And the longer you wait, the more complicated it gets. The traditional sale was built for people with time and a move-in ready home. If that’s not you, we are your call.

Facing foreclosure

Going through divorce

Inherited a property

Tax liens or back taxes

Property needs repairs

Tired landlord

200+ homes bought

5.0★ Google rating

All of Ohio

$0 fees ever

Get Your Fair Cash Offer

60 seconds — no obligation whatsoever

We call you within 47 minutes during business hours.

Zero obligation — 100% private

Who this is for

We Specialize in Situations
Traditional Buyers Won’t Touch

If a traditional real estate agent told you it’s complicated, or a buyer walked away because of the condition — we buy anyway. This is what we do.

Foreclosure & Pre-foreclosure

Auction date approaching, bank calling daily. We close fast — often before the foreclosure completes. We have bought homes days before scheduled auctions.

Divorce & Separation

Need to sell fast, split the proceeds, and move on. We work with both parties and both attorneys. One walkthrough, one offer, one closing.

Inherited & Probate Properties

Inherited a house you don’t want to manage or repair. We buy probate and estate properties as-is — furniture, belongings, everything — you don’t lift a finger.

Tax Liens & Back Taxes

Liens, unpaid taxes, title issues — we navigate these every week. In many cases we structure the offer to pay off liens at closing so you still walk away with cash.

Distressed & Damaged Homes

Fire, flood, mold, structural damage, code violations. We buy in any physical condition. Never had a property too damaged to buy.

Tired Landlords

Problem tenants, endless repairs, no cash flow. Sell your rental property fast — occupied or vacant. We handle the tenant situation so you don’t have to.

Everything we take off your plate

What You Don’t
Have to Do

Most home sales require a massive amount from the seller. Ours requires almost nothing. Here is every burden we remove the moment you work with us.

No repairs or renovations

We buy exactly as it stands. Don’t touch a single thing.

No cleaning or staging

Leave everything exactly as is. The last thing you need is more work to do.

No agent commissions or fees

We cover everything. What we offer is exactly what you receive.

No waiting 6–12 months

We close in 14 to 30 days or on your preferred date. Your timeline, not the market’s.

No appraisals or inspections

We are the buyer. No lender approval needed, no last-minute collapse.

No open houses or showings

Limited showings. One walkthrough with us. No strangers through your home on weekends.

Start With Your Address

We respond within 47 minutes

Free. No obligation. We keep your info 100% private.

Zero obligation — 100% private

Simple process

Three Steps.
Zero Hassle.

From your first call to cash in your hands — here is exactly what happens, in plain English.

Tell us about your property

Fill out the form or call us directly at (740) 853-5477. All we need is your address, name, and phone. No long questionnaires, no commitment of any kind.

60 seconds

We visit and make a written offer

We schedule a quick walkthrough at a time that works for you. Within 24 hours we give you a written cash offer. No pressure to accept — you can say no and that’s fine.

Within 24 hours

Choose your date — get paid

You pick the closing date. We handle all paperwork through a reputable Ohio title company. You walk away with cash and the stress behind you for good.

14–30 days

Run your real numbers

How Much Are You
Actually Losing to a Traditional Sale?

Move the slider to your home’s estimated value. See exactly what stays in your pocket vs. what disappears into commissions, repairs, and carrying costs.

Home value $150,000

$50k$600k

Traditional agent listing

Agent commission (6%)-$9,000

Repairs & prep-$8,500

Closing costs (2%)-$3,000

6–12 months carrying-$7,500

Total cost to you-$28,000

You walk away with $122,000

Osborne Family Estates

Agent commission$0

Repairs & prep$0

Closing costs$0 — we pay

Carrying costs$0 — close fast

Total cost to you$0

You walk away with $150,000

Your potential savings

$28,000

stays in your pocket instead of going to agents & repairs

Claim These Savings →

Estimates based on Ohio market averages. Commission 6%, repairs 5.7%, closing costs 2%, carrying costs 5% over estimated listing period.

Real sellers, real results

What Ohio Homeowners
Say About Working With Us

5.0 Google — 19 verified reviews

Why we do this

You Deserve to Know
Our Motive

We are not a hedge fund. Not a national franchise. We are a family from Chillicothe, Ohio who buys houses, renovates them, and either holds them as rentals or resells to other Ohio families.

We make money when we eventually sell or rent the property — not from fees charged to you. That is why we can move fast, skip financing contingencies, and make decisions on the spot.

We have bought 200+ homes from people in difficult situations and built this entire business specifically to serve them. That is the whole story.

Tyler Osborne

Founder — Osborne Family Estates, Chillicothe OH

200+

Ohio homes purchased — local deals, local families, real relationships.

Fees or commissions ever charged to a seller. We cover all closing costs.

47m

Average response time during business hours. Most sellers hear from us same day.

5★

Google rating — 19 verified reviews from real Ohio sellers.

Side by side

Us vs. a Traditional
Agent Listing

A traditional listing works when you have time, equity, and a move-in ready home. When any of those are missing, a cash sale is usually the smarter path.

	Osborne Family Estates	Traditional agent
Closing timeline	14–30 days	6–12 months
Repairs required	None — ever	Often required
Fees & commissions	$0 to you	5–6% off the top
Showings	Limited	Many — months of disruption
Liens, damage, probate	Yes — always	Usually not

Common questions

Everything You Want
to Know

We make fair market offers based on condition, location, and comparable sales. Our offer reflects what the property is worth as a cash sale — meaning you save 6% in commissions, months of carrying costs, and thousands in repairs. When you factor all of that in, our net offer is often very competitive with a traditional sale.

We typically close in 14 to 30 days depending on title work. For foreclosure situations with hard deadlines, we move as fast as humanly possible — sometimes within days. The closing date is always your choice.

Absolutely not. We buy houses exactly as they stand. We have purchased homes full of belongings, with fire damage, with mold, with major structural issues. You do not need to repair, clean, or remove anything at all.

We handle liens and back taxes regularly. We often structure the offer to pay off liens at closing — meaning you still walk away with cash even with title issues. Our title company handles all of it.

Zero. Submitting your information starts a conversation — nothing more. You can say no at any point before, during, or after we make an offer. We are not a high-pressure company.

Yes — as long as the foreclosure hasn’t completed at auction. We specialize in pre-foreclosure purchases and can often close fast enough to stop the process. Call us immediately if you are in this situation — time is critical.

Yes. We buy houses throughout all of Ohio — Columbus, Cleveland, Cincinnati, Dayton, Toledo, Akron, Youngstown, Canton, Chillicothe, Springfield, and every city, town, and county in between. If it’s in Ohio, we buy it.

Every offer is based on the property’s condition, location, and comparable sales in the area. We never give lowball numbers designed to insult — we give numbers that work for both sides. Use our savings calculator on this page to estimate what you could walk away with vs. a traditional listing.

That is fine and very common. As long as our offer covers the remaining mortgage balance, you can sell. The title company pays off your mortgage at closing and you receive the difference in cash. If you owe more than the property is worth, call us — we can discuss options including short sale situations.

We Buy Houses Fast Across All of Ohio

From major cities to rural counties — if you own a home in Ohio and need to sell, we buy. Below are communities we serve most frequently. Don’t see your city? Call us — we cover the entire state.

Sell my house fast Columbus OH Sell my house fast Cleveland OH Sell my house fast Cincinnati OH Sell my house fast Dayton OH Sell my house fast Toledo OH Sell my house fast Akron OH Sell my house fast Chillicothe OH Sell my house fast Canton OH Sell my house fast Youngstown OH Sell my house fast Springfield OH Sell my house fast Newark OH Sell my house fast Mansfield OH Sell my house fast Lima OH Sell my house fast Zanesville OH Sell my house fast Findlay OH Sell my house fast Lorain OH Sell my house fast Hamilton OH Sell my house fast Middletown OH Sell my house fast Kettering OH Sell my house fast Elyria OH Cash home buyers Columbus OH Cash home buyers Cleveland OH We buy houses Dayton OH We buy houses Cincinnati OH Stop foreclosure Ohio Sell inherited house Ohio Sell house divorce Ohio Sell house as is Ohio

30 days from now

What Does Life Look Like
When This Is Behind You?

Most sellers tell us the biggest relief wasn’t the money. It was the moment the weight finally lifted. Picture that day.

The bank has stopped calling. The foreclosure clock has stopped.

The attorneys have one less thing to fight over.

The inherited property is no longer draining your time and energy.

Cash is in your account. You chose the date. It happened when you needed it.

You didn’t repair a thing. You didn’t wait months for a buyer who might walk.

Get My Fair Cash Offer — No Obligation →

Fair offer. Private. You can say no at any point.

Ready to start?

Get Your Fair Cash
Offer Today

Takes 60 seconds. We call you within 47 minutes with a real offer.

We Buy YourOhio House Fastfor Cash

We Specialize in SituationsTraditional Buyers Won’t Touch