17 min read Aug 03, 2022

How to Sell a House By Owner in Ohio (2022 Updates)

How to sell a house by owner in Ohio

» Jump To: Can I Sell My House Myself | Pros & Cons | How Selling FSBO Works | FSBO Contract | FSBO Paperwork | Handling Closings | Selling by Owner vs Realtor | Conclusion | FAQs

Ohio home prices surged 15.3% between 2021 and 2022. Record home prices mean you’ll pay record commissions. Selling home by owner in Ohio saves you thousands in agent commissions.

77% of FSBO homes are selling in less than 2 weeks. Selling FSBO in Ohio is more popular and high-tech than ever.

Can I Sell My House by Myself in Ohio?

Yes! You need to do just 4 things to successfully sell most homes by owner

  • List on Your Local MLS: Homes listed on the MLS sell faster and for 17% more. The biggest challenge FSBO sellers in Ohio face is not getting access to their local MLS. There are over 600 MLS’ in the U.S. Houzeo.com will automatically assign you the right MLS for your property.
  • Price Your Home Competitively: Be sure to look at recent sales in your neighborhood.
  • Offer a Competitive Buyer Agent Commission: Most homes sell through a buyer agent, so it’s key to offer a competitive commission to them.
  • Take Professional Photos: You’re competing for clicks online. More online clicks = more foot traffic. There’s no single investment as good as pro photos that convert clicks!

» For Sale By Owner Tips: See our 7 FSBO tips to sell your home fast!

Should I Sell My Home by Owner in Ohio?

Yes, you should sell your home by owner in Ohio. 36% of Millennials, 26% of Gen Xers, 22% of Boomers, and 19% of Silent Gen are selling their homes by owner.

Real estate commissions in the US surpassed $100 billion in 2021. Selling FSBO, you will save thousands in commissions. You will also retain full control of your transaction. Finally, selling FSBO through a high-tech platform like Houzeo.com is faster than selling with a traditional agent.

👍 Key Benefits of Selling For Sale By Owner (FSBO) in Ohio

  • Savings on Commission: Ohio home sellers spend around $12,600 on real estate commission (based on the median home values in Ohio). Selling a house by owner in Ohio can help you save around $6,000 on the listing agent commission.
  • Speed to Market: You can set out to sell your house whenever you are ready. You need not hunt for a real estate agent for selling your home in Ohio. FSBO websites like Houzeo can get you listed within 24-48 hours, or faster!
  • Control Over Transaction: You interact directly with buyers or buyer agents. This reduces intermediaries involved in the transaction.

👎 Key Risks of Selling For Sale By Owner (FSBO) in Ohio

  • No Help When You Need: If you need help with paperwork, inspections, negotiations, or closing, you’re on your own as a For Sale By Owner.
  • No MLS Exposure: MLS is the most important tool an agent has. Selling FSBO means limited exposure, so there will be less competition for your property. That will likely reduce the selling price. Homes on the MLS sold for 17% more than homes, not on the MLS.

💲 List on MLS with Houzeo.com



Houzeo will get your home on the MLS within 2 business days – at $349 only!


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How to Sell a House by Owner (Without a Realtor) in Ohio?

Here are the questions you need an answer to while selling your home FSBO in Ohio:

1. When is the Best Time to Sell a House in Ohio?

The home-buying season in Ohio starts in late spring and runs throughout the summer. It peaks in the early summer. June is considered to be the best month to sell your home privately in Ohio. You get up to $33,800 more by selling your Ohio home in June.

21% of the homes are listed on a Thursday as they sell quickly and are more likely to sell above the list price. So the best time of year for selling a house without a realtor in Ohio is June on a Thursday.

Is it a Good Time to Sell a Home in Ohio Now?

The best time to sell your house is whenever you are ready. Never try to time the market – in the long term, that’s a difficult strategy.

Mortgage rates are on the rise and Ohio home prices are expected to cool down in 2022 & 2023. Real estate commissions are declining. So if you’re ready to sell, list now.

2. How do I Price My Home When Selling by Owner in Ohio?

Listing price is the single most important factor that will determine how quickly a home sells. Whether you’re selling a house in Ohio by owner or not, the listing price is crucial for attracting a wide pool of buyers.

REMEMBER! The purpose of the LIST PRICE is to DRIVE TRAFFIC to your listing. It’s not your SALE PRICE!!!

What happens if you under-price or over-price your listing?

If you price it too lowYou will get multiple offers. You’ll likely call for “Highest & Best Offer” or counter the best offers. And you will sell at market price.
If you price it too highYou will get little interest. That’ll make you drop the price, and you will sell at the market price.

Real estate brokers in Ohio typically create a Comparative Market Analysis (CMA) to determine what’s an ideal listing price for a property. With Zillow and Redfin, you can easily create your own CMA and understand how selling a house in Ohio works.

» How to Price Your Home for Sale: Learn to Price Your Home Competitively with Houzeo

3. How do I Prep My Ohio Home for Sale?

Here are a few tips to prep your Ohio house for sale:

  • Repaint Neutral: Neutral colors appeal to a wider range of buyers.
  • Clean: Scrub, shampoo, wash, and deep clean every nook of your house.
  • Improve Curb Appeal: Clear landscape or plant fresh flowers. First impressions are everything!
  • Stage: Hire a professional stager or organize your furniture to make rooms look neat and spacious.
  • Declutter & Depersonalize: You want the buyers to imagine their own life in your house, not yours.
  • Showcase Natural Light: Natural light helps. Ensure you have opened curtains and blinds. Make sure every room has ample light, and add bulbs if necessary.
  • Make Repairs: If there’s anything glaringly wrong, take care of it early. For instance, a squeaky doorknob will not be overlooked by potential buyers. It is best to get such defects fixed.

Making your home look its best self works wonders when selling real estate in Ohio by owner. Complement every room in a way that they narrate a story, don’t let furniture consume all the space, and create a visually appealing first look.

    🤔 How to Sell a Home As Is by Owner in Ohio?


    You can sell your Ohio home “as is” by owner with Houzeo.com. With Houzeo you can attract offers as high as 100% of the home value.


    » List Now: Start your FREE listing on Houzeo.com!

4. How do I Create an Appealing Property Description?

Here are a few best practices to make an appealing property description:

  • Craft a Catchy Headline: You only have a few seconds to grab the readers’ attention. So, keep your headline short and use descriptive words.
  • Make an Opening Statement: Highlight the features of your property that could not fit in the headline. For instance, parking in city listings, mountain or lake views, etc.
  • Choose Popular Adjectives: Listings that contain words like captivating, luxurious, impeccable, stainless, etc. are sold more than the ones that do not include them.
  • Avoid these Red Flag Words: A giant of real estate, Zillow found some red flag words which you need to avoid while writing the description. TLC, investment, investor, bargain, and cosmetic are some of these red flag words.
  • Keep the Basic Info Aside: Do not talk about the super basic things of your property like stories, beds, and baths. These details are already available in your listing.
  • Talk About Features: Mention name-brand appliances, type of flooring (cherry, walnut, etc.), energy-efficient devices like solar panels, wi-fi-enabled smart devices, etc.
  • Mention Nearby Amenities: Talk about parks, schools, shopping places, and recreational facilities located nearby.

5. Do I have to Fill out Seller Disclosure in Ohio?

Yes, it is mandatory to fill out seller disclosure in Ohio. Here is the list of disclosures you need to provide.

  • Ohio Property Disclosure Statement: It is a kind of standard checklist form through which sellers can disclose their property’s condition. This typically includes material defects, features, nature of occupancy, space to provide additional information, etc.
  • Lead-Based Paint Hazard: As per the legal binding, for homes built before 1978, the seller should declare any lead-based paint hazards in the house.
  • Flood-Zone Statement: A buyer’s lender may require the concerned property’s flood hazard disclosures report before providing the loan. This could be important in mortgages that are backed by the federal government.

    🎯 Houzeo Makes FSBO Paperwork Easy


    With varying federal, state, and MLS requirements, paperwork can be daunting. Houzeo automatically assigns you the right paperwork to get your property listed. You can get a Licensed Broker to assist you with closing, if that’s all you need.


    » List Now: Start your FREE listing on Houzeo.com!

6. How to Market Your Ohio Home For Sale by Owner?

95% of home buyers search and review homes online. Getting maximum online exposure should be the #1 priority when selling their house, combined with other marketing tactics.

Here are six powerful ways to market your Ohio home for sale by owner:

#Marketing TacticDescription
1.List Your Ohio Home For Sale by OwnerHomes listed on the MLS sell faster and for 17% more. That doesn’t mean you need to hire a listing agent or pay that extra commission. Craft appealing listing descriptions to entice potential buyers.

Use for sale by owner websites to list your home for sale by owner and offer a competitive buyer agent commission. That’ll have you in good stead to get top-dollar for your property.

✍️ Pro Tip: Research the Best For Sale by Owner Websites Before Picking One.
2.Get a Yard SignDo not get a “FOR SALE BY OWNER” yard sign. FSBO yard signs have a negative association. Additionally, it’ll limit your options because some MLS’ will not allow them.

Get a “FOR SALE” yard sign, preferably with your phone number. Houzeo custom yard sign is $49 only, and it comes FREE with a selfie!

✍️ Pro Tip: If you secure a buyer from a yard sign, chances are you’ll save on the buyer agent commission as well.
3.Hire a Professional PhotographerHire a professional real estate photographer to create a portfolio of your house. Professional photos can greatly impact the selling process by attracting more buyers.

✍️ Pro Tip: A real estate photographer can collate a portfolio that otherwise may not be possible.
4.Share Your Listing on Social MediaShare your Houzeo listing on social media sites. It includes your contact info. If you share Zillow or Redfin listings, all the leads your listing generates will be sold to paying buyer agents who’ll demand a competitive buyer agent commission.

Houzeo doesn’t sell your information or leads. All buyer leads see your contact info, so you might save the buyer agent commission.

✍️ Pro Tip: If you secure a buyer from social sharing, chances are you’ll save on the buyer agent commission as well.
5.Print Sales Flyers/BrochuresKeep a flyer ready to hand out. Include property specifics: property description, sale price, property address, and your contact details.

✍️ Pro Tip: Your MLS listing is the best flyer. It’s detailed, and most agents & buyers are familiar with the format.
6. List on CraigslistCraigslist is still the biggest classified ad platform. And it’s still effective today. Here’s how to sell a house on Craigslist.

» Creative Ways to Market a House: Discover 18 Unique Ways of Marketing Your Ohio Home

7. How do I Manage Showings?

Once your property is ready for showings, it is critical to manage them effectively. You want to know who has seen your property or expressed interest in seeing it. And you also want to track when a potential buyer last saw it.

Online showing scheduling tools provide buyers and buyer agents with a frictionless way to request and schedule showings. Cutting-edge showing technologies, like Houzeo Showings, also feature ways for buyers and buyer agents to provide feedback.

Houzeo Showings: How It Works

#FeatureDescription
1.Set Showing CalendarBuyers and buyer agents should only be shown times when the property is available for showing. This saves the time spent in correspondence of all parties.
2.Request & Reschedule ShowingsIt’s critical that buyers and buyer agents can request showings at available times. Things do change sometimes, so they should be able to reschedule and cancel showing requests as well.
3.Provide Feedback Feedback from buyers and buyer agents is critical for home sellers. It allows them to assess if their property is priced too high, the backyard needs fencing, or the door lock was too difficult to open. If the property is on a major street, there’s nothing the home seller can do about it. But where the feedback is actionable, small remedies can improve showings and attract top dollar for your property.

🗓️ Houzeo Showings: See how the most powerful showing app works on mobile and the web.

Introducing the Houzeo Mobile App!

  • View your listing
  • Review and compare offers
  • Manage Showings Online
  • Counter an offer
  • NEW! Buyers can now search your property and save it in “Favorites”

Start Your FREE Listing NOW!

8. How to Review and Negotiate Offers for Sale of a House in Ohio?

Though you are selling your home without a realtor in Ohio, the basics of what to do when you get offers remain the same. This includes accepting, declining, or ignoring the offers (not recommended).

Review the offers on all their merits, and never ignore an offer. Even if it’s a low-ball offer, you should counter with what you would accept. Where you are sure you don’t want to counter or accept, just politely decline.

Countering an offer, or calling for the highest & best offers are 2 advanced tactics in every real estate agent’s arsenal. When selling your home by owner in Ohio, you need to learn these 2 tactics.

Most companies will give you complex forms to counter an offer, or to request the highest & best. Houzeo has digitized these features. You can counter or ask for the highest & best offers with just a few clicks!

Houzeo Offers: How to Counter or Request Highest & Best

#Advanced TacticWhen to UseHow to Use
1.Counter an OfferSingle or Multiple Offer SituationYour best offer is not just the highest one. It’ll be competitive across several parameters: deposit, financing, inspection contingency, closing timeline, etc.

When countering an offer, you can request any of these parameters to be updated per your preferences.

▶️ Learn more: How to counter an offer on Houzeo.com
2.Request Highest & Best OffersMultiple Offer SituationIf you have multiple offers, and a timeline by which you’d like to pick an offer, you can call for Highest & Best offer from all interested parties.

▶️ Learn more: How to request Highest & Best offer on Houzeo.com

How to Draft a Solid For Sale by Owner Ohio Contract?

You can draft your own Ohio FSBO contract, but we do not recommend it. It is best to hire a real estate attorney for drafting the contract. A real estate attorney would provide you with professional guidance when needed. They will also ensure the contract stands legally binding for both parties.

What is a For Sale By Owner Contract?

For Sale By Owner (FSBO) contract is a legally binding document used when selling a property by owner. A typical Ohio FSBO contract contains the name of the buyer and the seller, contract date, property description, terms of payment, contingencies, etc.

» For Sale by Owner Contract: Who makes it, is it legally binding, and what does it contain?

What Ohio Real Estate Documents do I Need?

Here are some key documents required for completing the paperwork for selling a house without a realtor in Ohio:

  • The HUD-1 or Closing Disclosure: When homes are purchased with a mortgage, you’ll summarize the detailed costs in the Closing Disclosure. If your sale is all cash, you may get the HUD-1, which is less common. These documents detail the amounts you’re charged for, your loan payoffs if any, and the net proceeds you will take to the bank.
  • The Deed: It enables the legal transfer of title from the seller to the buyer. Read this document carefully, verifying all details including the legal description of the property, the deed book, the deed book page, and the Property Identification Number (PIN), if any.
  • Ohio Real Estate Purchase Agreement: It is a standard form of real estate contract that details the terms of transactions. It contains aspects such as sale price, financing contingencies, property description, etc.
  • Bill of Sale: It contains the selling price information about the sellers and the buyer.
  • Statement of Closing Costs: This statement summarizes all the expenses involved in the transaction.
  • Certificate of Title: It allows you to state that you have the right to sell the property.

There are also additional documents required in selling a home by owner in Ohio. Some of the legal documents needed for selling a house without a Realtor in Ohio or even otherwise are stated below:

  • Loan Payoff: You need to provide proper documentation if the disbursement of the loan amount has been completed. Else, you need to provide how much you still owe.
  • HOA Forms: If the house is part of HOA, the seller needs to give the buyer all the documentation on restrictions, fees, financials, and more.
  • Survey Papers: The documentation defines the location and the dimensions of the property. This is important while selling a home in Ohio.
  • Repairing Proof: While selling real estate, if the seller has made repairs to the property before the sale, they need to furnish the relevant documentation.
  • Power of Attorney: If the property is inherited, then the seller needs to furnish the details of the history and how the property was passed onto him/her.
  • Home Inspection Report: This contains all the details about the inspection of the property.
  • Home Warranty Papers: It contains all the coverage of the property, period, and cost of insurance.
  • Correction Agreement: A correction agreement is a document that allows the buyers and sellers the scope to correct mistakes in some specific documents like a sale deed, a title deed, etc.
  • Affidavits: A seller will need to provide a few affidavits like name affidavit, non-foreign, etc. This may also include affidavits like “Affidavit of Title” which discloses that you are the rightful owner of the property and that there are no liens on the property.

» Paperwork for Selling a House Without a Realtor: Everything You Need to Know

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Ask Questions

If this is your first time selling a property or learning how to sell your own home in Ohio, schedule an appointment with the closing agent before the date of the closing. Before that appointment, do your research and ask clarifying questions on anything you have doubts about. Readiness on how to sell a house by owner makes a huge difference.

Bring TWO Forms of Official ID

There will likely be a licensed notary involved who’ll require that you swear you are who you say you are. Take a valid driver’s license or passport for ID. Carry a secondary ID as well, just in case.

Closing documents are legally binding agreements. Ensure you keep the paperwork error-free or you can derail your sale and be forced to re-list your house.

How to Handle Closing in Ohio?

In Ohio, the title company and the lender handle the closing process and takes care of the legalities involved. You still have several obligations. These include:

1. Title, Inspection, and Appraisal

Title, appraisals, and inspections are crucial parts of selling a house by owner in Ohio. They all require agents/companies that could verify the data and aid in the selling process.

  • Title: A clear title and a meticulous transfer are key to a real estate transaction. Title insurance protects you if there is any problem related to the prior ownership of the property. It makes you whole in case of a legal dispute related to the title.
  • Inspection: An inspector inspects the property before the home buying process is completed. They check for any defects/repairs in the property and raise concerns accordingly. This ensures that the buyers don’t have to shell out money in case there are defects in the property which the seller did not highlight.
  • Appraisal: An appraiser does market research and evaluates the price of a specific property. The appraisal manager ensures that the seller offers a correct price per the market value. Here’s how to prepare for a home appraisal.

CMA vs. Appraisal: Know the Difference

Here is a table depicting the difference between Comparative Market Analysis (CMA) and Appraisal:

CMAAppraisal
Performed by Real estate agent/brokerLicensed appraiser
PurposeSuggest the best listing price for a houseHelp the bank determine the mortgage amount

2. Paying all the Ohio Seller Closing Costs

The real estate transaction is not only about real estate agent commission and sale price, but also includes other costs. These include.

  • Agent Commission: Even if you are selling your own home in Ohio by owner, there are chances that you will interact with represented buyers. Buyer agent commission in Ohio is around 2.5% to 3%.
  • Title Insurance: It helps sellers/buyers from any legalities if there is a flaw in the ownership of the property. Either seller or buyer can pay the insurance fee based on the negotiations.
  • Title fee: In Ohio, the seller needs to pay the title fee to prove rightful ownership of the property.
  • Transfer Tax: It is charged based upon the property’s sale price. Transfer tax in Ohio is rated at $1 per $1,000 dollars of property value. Different counties in Ohio may also impose permissive real property transfer tax of up to 3 more mills.
  • Attorney Fee: Hiring a real estate attorney in Ohio is optional. However, it is best to hire an attorney as they help with the legalities involved in the process. Real estate attorney fees in Ohio are approximately $250 per hour.
  • Capital Gains Tax: You are required to pay a tax on the capital gain of the property. A capital gain is a difference between the amount for which a property was bought and the amount for which the property is sold.
  • Prorated Property Tax: While closing a property transaction in Ohio, the seller has to pay a pro-rated tax bill covering his portion of the property tax. The amount varies upon property assessment. Property tax is paid to ensure that the buyer will be responsible for future tax bills.
  • Pest Inspection: The seller needs to pay for pest inspection only if the buyer is getting a VA Mortgage.
  • HOA Fee: This fee is charged by the homeowner association in exchange for the services it provides. It is a kind of maintenance fee.
  • Estoppel Fee: It is a small amount charged by the homeowner association to determine the payoff.

» Closing Costs For Sellers: A must-read before selling by owner

Selling by Owner vs Realtor

We have For Sale By Owner websites like Houzeo that give your listing a good exposure at a flat fee. Here is a table showing how Houzeo beats selling with Realtor and selling purely FSBO:

Selling With a
Realtor
Selling
FSBO
Selling
FSBO with Houzeo
Pricing5%-6% 2.5%-3%$349
Cutting-Edge Technology
MLS Listing
Maximum Exposure
5-star Customer Support
Showing Management
Offer Management

Bottom-line: Selling your Home Without a Realtor in Ohio is Easy

The average real estate agent commission in Ohio is around $12,600. You can save thousands in commissions by selling your home by owner in Ohio with a sophisticated For Sale By Owner platform like Houzeo.

Best Way to Sell Your Home For Sale by Owner in Ohio

🔥 BEST FSBO PLATFORM

Houzeo.com

Houzeo Logo
  • Listing Fee: $349
  • Available nationwide
  • 5 Stars 4.9/5.0 (out of 3,661 reviews)

Why Houzeo is #1: Houzeo provides the best combination of max savings, max exposure, cutting-edge tech, and 5-star customer service.

Packages: Houzeo offers 4 Flat Fee MLS packages.

  • Bronze Package – $299: It is best for selling a lot. Your listing gets syndicated to Zillow, Trulia, Realtor, Redfin, and more.
  • Silver Package – $349: This includes everything competitors like Fizber.com charge $399 for. In addition, you can make unlimited changes to your listing.
  • Gold Package – $429: It is Houzeo’s signature package and includes all the technology Houzeo is known for: Houzeo Showings, Houzeo Offers, and Digital Transaction Management.
  • Platinum Package – $999+: It includes the assistance of a licensed broker to help you with negotiations, disclosures, and closing.


Custom Yard Sign
To maximize exposure, Houzeo offers custom “For Sale” yard signs. It costs $49 and comes free with a selfie!

👉 Our Take: We recommend the GOLD plan. You’ll have access to Houzeo’s cutting-edge technology, making managing showings and offer negotiations easy!

» SAVE: Start your free listing on Houzeo.com today!

  • Quick listing
  • Nationwide coverage
  • Mobile app availability
  • Savings on commissions
  • 100% online – easy listing, fast changes, online showings, and online offers
  • Listings get syndicated to Zillow, Realtor.com, Trulia, Redfin, and 100s of other sites

Houzeo has a 4.9 out of 5 rating on Google & Trustpilot.

Houzeo is available nationwide.

» NEED MORE CLARITY? Watch exclusive Houzeo reviews and learn why the platform is the best in America’s competitive housing market.

Houzeo Reviews
Real People, Real Stories
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Frequently Asked Questions (FAQs)

1. Is Ohio a minimum service state?

No, Ohio is not a minimum service state.

2. What do you have to disclose when selling a house in Ohio?

Under the Ohio disclosure law, you are bound to disclose only the items you know about. You aren't required to get an independent inspection to complete the form. You only need to list what you have observed about the house over the period you have lived there.

3. Can I sell a house without a realtor in Ohio?

Yes, you can sell a house without a realtor in Ohio as FSBO. You can opt for a Flat Fee MLS company to get listed on the MLS. Check out our rankings for the Best Flat Fee MLS Ohio Companies.

4. Does Ohio require a real estate attorney?

Ohio does not require an attorney's presence at the closing but having a knowledgeable real estate attorney on your side can ensure that your interests are protected, and you are well-informed. A real estate attorney can make your transaction proceeds smoothly.

5. How long does it take to close on a house in Ohio?

The typical time to close on a house in Ohio is usually 30 to 45 days.

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