7 Best Companies That Buy Houses For Cash in Cincinnati in 2024

Houzeo is the best option if you’re looking for multiple cash offers. Your MLS listing will be exposed to local and national cash buyers. In an attempt to win your property, investors could make multiple cash offers for your home.

• Fee: Houzeo does not charge a 5% service fee or any undisclosed closing fee
  • $399: MLS Listing: 6-Months, 24 photos
  • $399+0.5% at Close: Maximum Photos, Premium Yard Sign
  • $429+0.5% at Close: Pricing Assistance, Contract Review, Real Estate Forms, Licensed Broker Assistance
  • $449+1% at Close: Virtual Full-Service with Licensed Broker, Offer Negotiations
• Typical Offer: Up to 100% of your property’s fair market value (FMV).
• Eligible Properties: On Houzeo Marketplace, you can market properties in any condition and sell your house as is.
• Closing Offer Terms: You can specify your preferred closing date and the closing offer terms.

👉 Our Take: For sellers looking to maximize their cash offers, we recommend Houzeo’s Gold plan. You will have access to Houzeo’s advanced features to negotiate the best terms for your cash offer.

Houzeo is a real estate marketplace and America’s #1 Flat Fee MLS service because of 4 reasons:

1. Max Exposure: Houzeo MLS packages give you access to the MLS and 100s of websites like Zillow, Trulia, Realtor.com, Redfin, etc.
2. 5-Star Customer Service: Houzeo has a fully staffed customer service desk available 6 days a week. Chats and emails are open 7 days a week.
3. 100% Online: Houzeo is high-tech. For you, this means easy listing, fast changes, online showings, and online offers. Houzeo Mobile App is also very powerful.
4. No Listing Commission: In most states, you’ll be paying just a small flat fee to list on MLS. Houzeo covers 47 states + DC! And remember, all fees are disclosed upfront, so there are no Houzeo hidden fees. You get to bypass the listing agent commission!

There are no dealbreakers with Houzeo. Check out the blog on Houzeo pros and cons.

» Houzeo Reviews: Houzeo is rated “Excellent” with a 4.9 out of 5-star rating by 4,523 home sellers on Google and Trustpilot!

Houzeo is rated 4.9 out of 5 stars by thousands of home sellers on Google & Trustpilot.

Opendoor is the country’s biggest iBuyer. They offer fast cash for homes with flexible closing timelines.

• Service Fee: 5% of Home Sale Price.
• Typical Offer: 70% to 80% of your property’s fair market value (FMV).
• Eligible Properties: Opendoor will make cash offers only on owner-occupied properties built post-1930 with a maximum lot size of 1.5 to 2 acres. Prefabricated homes, inherited properties, or homes with tenants do not qualify for Opendoor’s cash offer.
• Closing Offer Terms: Opendoor lets you close at your pace, up to 45 days out. The final offer terms may change after the home inspection.

» Opendoor Reviews: Why Opendoor will Pay Much Less than Fair Market Value in 2023?

• Broad Coverage: Opendoor pays cash for houses in 51 markets– including Boston, Albuquerque, San Francisco, and San Jose.
• Flexible Closing Dates: Opendoor gives you the ability to close at your convenience up to 45 days out.
• Late Checkout Upto 14 Days: Opendoor allows sellers to close on their homes, receive sale proceeds, and temporarily rent their homes.
• No Cancellation Fees: You can cancel the contract without any cancellation fee.
• No Upfront Costs: When you sell to Opendoor, you skip the traditional home selling process. No need to fix, repair or stage the property!

» Opendoor complaints: Click here to learn about the pros and cons of them.

• Lowball Cash Offer: Opendoor’s final cash offer may be below the property’s fair market value, around 70%. They also deduct repair and closing costs.
• Hefty Service Fees: Opendoor revises the final cash offer based on the inspection report. The service fees may increase from 5%. The repair cost breakdown is not disclosed in the closing statement.
• Opendoor May Back Out of the Deal: Some homeowners have had a bad experience with Opendoor. Opendoor backed out of the cash deal at the last minute, leaving the homeowner stranded.
• Undisclosed Repair Cost Breakdown: The difference between Opendoor’s preliminary offer vs. final offer can be humongous. In many cases, sellers were forced to pay for unnecessary “repairs.”
• Strict Eligibility Criteria: Opendoor doesn’t pay cash for inherited properties, homes with tenants, pre-fabricated or mobile homes, and properties located in a flood zone.

» Opendoor Complaints: Check out the common complaints of Opendoor.

Opendoor has a rating of 4.4 out of 5 stars on Reviews.io.

» Opendoor vs. Houzeo: Which should be your first choice?

Offerpad has the fastest closing among iBuyers. Based on housing market trends, their patented evaluation tool will generate an initial offer for your home.

They also have a “List on MLS” package where an Offerpad representative will list your property on the open market.

• Service Fee: 6% of the home sale price.
• Typical Offer: 70% to 80% of Fair Market Value (FMV).
• Eligible Properties: Offerpad offers cash for houses built after 1960, with a maximum lot size of 1 acre and a max valuation of up to 1M. Homes with significant foundational issues or rundown properties are not eligible. Check this out to know more about Offerpad criteria.
• Closing Offer Terms: When you sell to Offerpad, you can close as early as 8 days. The initial offer terms may change after the inspection of your house.

• Lightning Fast Closing: With Offerpad’s cash-for-house offer, you can close your property in eight days.
• No Need to Fix the Property: When you sell your house for cash, you don’t incur upfront costs to fix, prepare or stage the house.
• Extended Checkout: Long-term stay option for house sellers who want to push their closing date after acceptance.
• Broad Coverage: Offerpad buys houses for cash in 27 markets- Birmingham, Phoenix, Denver, Fort Collins, Fort Myers, Jacksonville, Atlanta, Kansas City, etc.

» What is Offerpad? Here’s everything you need to know about them.

• Lowball Cash Offer: Offerpad produces two offers- initial and final. The difference between the two cash offers can be quite high. Once, a home seller was offered $189,000 but received a lowball offer of $149,000 post Offerpad’s home inspection.
• High Service Fees: The Offerpad cash offer is readjusted based on repairs identified by the home inspector. The service fees can go up to 13% of the home sale price.
• Offerpad Cancellation Fee – 1%: If you are only 4 days away from your closing date and you decide not to accept Offerpad’s cash offer, Offerpad charges a cancellation fee of 1% of the home sale price.
• Inflated Repair Costs: Offerpad’s final cash offer is calculated after deducting home repair and seller closing costs. The difference between Offerpad’s initial offer and the final offer is huge.

Offerpad has a 3.2 out of 5-star rating on TrustPilot.

» Offerpad Review: Check out customer reviews of Offerpad.

Ohio Cash Buyers is a real estate company that buys houses for cash based out of Springboro, Ohio. They provide real estate solutions to help homeowners get out of all kinds of sticky situations.

• Service Fee: None
• Typical Offer: 50% to 70% of Fair Market Value (FMV)
• Eligible Properties: Ohio Cash Buyers offers cash for houses only in neighborhoods and properties that pass their eligibility criteria.
• Closing Offer Terms: Ohio Cash Buyers provide a flexible closing date, up to 30 days out. Their offer terms are inflexible and they can change significantly after the home inspection.

👉 Our Take: Ohio Cash Buyers could be a good option if you want a fast sale. To maximize your cash property sale, you should consider listing on the MLS.

» What Is Ohio Cash Buyers: Read this to know more about the company.

• No Obligation Offer: You will get a free, no-obligation offer even if your property is damaged.
• No Closing Costs: Ohio Cash Buyers will cover the closing costs.
• Sell As-Is: You need not stage your home for a showing or worry about repairs and sell as-is.
• Fast Cash Offer: They offer cash for houses in Ohio within 24-48 business hours.

In our research, we found some drawbacks of Ohio Cash Buyers:

• Limited Coverage: Ohio Cash Buyers only covers Cincinnati, Dayton, Columbus, and other surrounding areas in Ohio.
• Poor Customer Reviews: Multiple customers have complained about their lack of communication. This even leads to the deal falling through.
• Lowball Cash Offers: They will offer way below the fair market value. Previous clients have stated instances where they reduced the preliminary offer drastically without explanation.

Ohio Cash Buyers has 4.8 out of 5 stars from 97 reviews on Google Reviews.

» Ohio Cash Buyers Reviews: Read our in-depth review on Ohio Cash Buyers.

Upward Home Solutions is a real estate solutions company based in Ohio since 2015. They buy distressed properties from homeowners who sell houses as-is.

• Service Fee: None
• Typical Offer: 50% to 70% of Fair Market Value (FMV)
• Eligible Properties: Distressed properties with structural issues, condemned properties, couples going through a divorce, a death in the family, bad mortgage financing, inherited houses, high-crime neighborhoods, etc.
• Closing Offer Terms: Upward Home Solutions does not have strict offer terms. The closing timeline is at the convenience of the seller.

👉 Our Take: Upward Home Solutions is for sellers who want to sell their homes quickly to a local cash home buyer in Ohio. However, they have limited tech support and do not even have a convenient mobile app.

• No Obligation Offer: They give you a no-obligation offer even for damaged properties.
• No Extra Charges: You need not pay any extra cash, even the closing costs are covered by the company.
• Sell As-Is: Since Upward Home Solutions buys houses as-is, you can save on repair costs!

» Pros and Cons of Upward Home Solutions: Read about the advantages and drawbacks before dealing with Upward Home Solutions.

Upward Home Solutions has a few drawbacks that you should know about:

• Lowball Cash Offer: Upward Home Solutions pays less than what sellers could get on the open market. The cash offer is around 50% to 70% of the property’s fair market value.
• Upward Home Solutions is Not 100% Online: They have a limited tech stack. This means a lot of processes, like requesting a counteroffer or managing inspections, will be offline and manual. They don’t even have a mobile app.

Upward Home Solutions has 4.5 out of 5 stars from 59 reviews on Google Reviews.

» Upward Home Solutions Reviews: Read our in-depth review on Upward Home Solutions. 

We Buy Ugly Houses is a 20-year-old cash home buyer franchise. Independent real estate investors own and run each franchisee office. The parent company trains the franchisee but doesn’t micromanage their cash home-buying preferences. The brand, We Buy Ugly Houses is owned by HomeVestors.

• Service Fee: None
• Typical Offer: 50% to 70% of Fair Market Value (FMV)
• Eligible Properties: Ugly homes with structural issues, bad mortgage financing, inherited houses, high-crime neighborhoods, etc.
• Closing Offer Terms: WeBuyUglyHouses provides a flexible closing date, up to 30 days out. Offer terms are subject to change based on the local franchisee office.

👉 Our Take: We Buy Ugly Houses is best for sellers who want to unload their distressed houses quickly. You shouldn’t expect more than 70% of your property’s market value.

• Fast Cash Offers for Homes: WeBuyUglyHouses.com will share a preliminary cash offer for your property in 24 to 48 business hours.
• Zero Service Fees: WeBuy Ugly Houses doesn’t charge any service fee in exchange for the convenience of selling your home for cash.
• Fast Closing: We Buy Ugly Houses.com will close in just seven days after you accept their cash offer.
• Firm Cash Offer: We Buy Ugly House’s cash offer is usually in line with the preliminary cash offer unless the inspector identifies major flaws during the home inspection.
• Wide Coverage: We Buy Ugly Houses offers cash for homes in 1,100 locations across 45 states.

» We Buy Ugly Houses Review: How does WeBuyUglyHouses.com calculate your cash offer?

In our research, we found some We Buy Ugly Houses drawbacks.

• Lowball Cash Offer: We Buy Ugly Houses pays less than what sellers could get on the open market. The cash offer is around 50% to 70% of the property’s fair market value.
• WeBuyUgly Houses.com is Not 100% Online: We Buy Ugly has a limited tech stack. This means a lot of processes, like requesting a counteroffer or managing inspections, will be offline and manual. They don’t even have a mobile app.
• Non-Negotiable Cash Offers: We Buy Ugly Houses will not offer more than 70% of your property’s fair market value. They rarely increase the price quoted in the initial cash offer.
• Inconsistent Quality of Service: When you work with house buyers like WeBuy UglyHouses, you sell your house to a local real estate investor. The service quality will differ based on the independent investor you are dealing with.

We Buy Ugly Houses has 1.6 out of 5 stars with 9+ reviews on Yelp.

» We Buy Ugly Houses Complaints: Check what customers say about WeBuyUglyHouses.com.

All Ohio Home Buyers is a real estate solutions company that buys houses for cash. The sellers prefer them mainly because of their quick response and closing.

• Service Fee: None
• Typical Offer: 50% to 70% of Fair Market Value (FMV)
• Eligible Properties: Distressed properties with structural issues, condemned properties, couples going through a divorce, a death in the family, bad mortgage financing, inherited houses, high-crime neighborhoods, etc.
• Closing Offer Terms: On average, closing is within 7 to 30 days.

👉 Our Take: All Ohio Home Buyers is a good choice for local home sellers looking to sell their house as-is in Ohio. However, their offer is way below the fair market value and there is no room for negotiation.

» Pros and Cons of All Ohio Home Buyers: Read our blog to find out.

• Fast Cash Offer: You will get a free no-obligation offer, even for damaged properties, within 24 hours!
• No Additional Costs: All Ohio Home Buyers make no extra charges, they also cover the closing costs.
• Sell As-Is: You can sell your home as-is and do not have to worry about staging your home for listing or making repairs.
• Lenient Services: They will let you occupy the house for a definite period even after the sale. If you require some proceeds before the sale they will give you an advance.

• Lowball Cash Offer: All Ohio Cash Buyers pays less than what sellers could gain on the open market. The cash offer is ~50% to 70% of the property’s FMV.
• Limited Coverage: All Ohio Home Buyers purchases homes only in select areas in Ohio, such as Belmont, Riverside, Vandalia, and Washington Township.

All Ohio Home Buyers has 4.9 out of 5 stars from 52 reviews on Google Reviews.

» All Ohio Home Buyers Reviews: Read our in-depth review.