Ohio Home Selling Guides
Every guide I've written for Ohio sellers, in one place: probate, an inherited house, foreclosure, back taxes, a vacant house and problem tenants. Ohio has its own rules for each one, and those rules change your options and how much time you have. Pick the situation that sounds like yours, and use the five Ohio rules below as a quick reference.
Reviewed by Dennis Fassett, founder of Dennis Buys Houses · Updated November 2026
These guides are general information, not legal advice. Ohio's 88 counties each run their own probate court, treasurer and sheriff's sales, so check the details for your county.
Start With Your Situation
- How to Sell a House in Probate in OhioWho has authority to sell, when the court has to approve it, the six-month creditor window and the house's contents.
- Selling an Inherited House in OhioTransfer-on-death affidavits, certificates of transfer, siblings, taxes and selling from out of state.
- Selling a House in Foreclosure in OhioThe 28-day answer deadline, online sheriff's sales, and why confirmation is the date that really matters.
- Selling a House With Delinquent Property Taxes in OhioThe 10% penalty, delinquent tax contracts, tax lien certificates and the 28-day fast track for abandoned property.
- Selling a Vacant House in OhioInsurance, winter, Cleveland, Columbus and Cincinnati vacant registries, and the faster foreclosure routes for empty houses.
- Selling a House With Bad Tenants in OhioThe three-day notice, Ohio's eviction court process, no-lockout rules, city rental rules and selling with the tenant in place.
Five Ohio Rules That Change the Decision
- Foreclosure goes through the courtYou can sell or redeem until the court confirms the sheriff's sale. After that, Ohio has no redemption period. (Ohio Rev. Code 2329.33)
- Property taxes have a 10% penaltyEach missed half adds 10%, and a year after taxes are certified delinquent the county has to start foreclosure. (Ohio Rev. Code 323.121)
- A house can skip probateA recorded transfer-on-death affidavit or a survivorship deed moves the house without probate. (Ohio Rev. Code 5302.22)
- A will can speed up a probate saleIf the will gives a power of sale, the executor doesn't need a court order to sell. (Ohio Rev. Code 2113.39)
- Evictions start with a three-day noticeThen a case in the local municipal or county court. Lockouts and utility shutoffs are illegal. (Ohio Rev. Code 1923.04)
Want a Number to Compare Against?
Tell me about your Ohio house and what's going on. I'll give you a straight as-is number, and tell you if listing makes more sense.
Ohio Counties and Cities
I buy all over Ohio, and I'm especially active in Cuyahoga (Cleveland), Franklin (Columbus), Hamilton (Cincinnati), Lucas (Toledo), Montgomery (Dayton), Stark (Canton) and Summit (Akron). Every county does things a little differently, and the guides point out where that matters: Cuyahoga's online sheriff's sales and tax lien certificates, Franklin County's Friday online auctions, the vacant-building registries in Cleveland, Columbus and Cincinnati, and the point-of-sale inspections in many Cuyahoga County suburbs.
How It Works
- 1Tell me about the house
Two minutes online or a phone call. The address, the condition and what's going on.
- 2Get a straight as-is number
No repairs, no showings. I'll tell you how I got there, and if listing would net you more.
- 3Pick your closing date
Close with an Ohio title company when it works for you. Take what you want and leave the rest.
An as-is offer is a benchmark, not a commitment. There's no obligation to accept my offer — you're in the driver's seat.
Where I Fit, and Where I Don't
I'm usually a good fit when the house needs work, is full of belongings, is tied up in an estate, foreclosure, back taxes or a tenant problem, or you just want it handled.
Dennis Buys Houses doesn't make you empty the house first. Leave what you don't want, and it's handled.
I may not be a good fit if the house is in good shape and you have time to list it. A listing will likely net you more in that case, and I'll tell you so.
Either way, you'll know upfront whether I'm the right fit.
Frequently Asked Questions
Yes. I buy across the state, and I'm especially active in the Cleveland, Columbus, Cincinnati, Toledo, Dayton, Canton and Akron areas.
No. I buy houses as-is, in any condition.
No. You can take what matters to you and leave the rest. Dennis Buys Houses handles what's left.
Often, yes. In probate, the executor or administrator needs the authority to sell. In foreclosure, the sale has to close before the court confirms the sheriff's sale.
It depends on the title work and your situation. You pick the closing date that works for you.
The Ohio Revised Code is online at codes.ohio.gov. Your county probate court, treasurer, recorder and sheriff each post their own forms and schedules.
Ohio Selling Guides
- How to Sell a House in Probate in Ohio
- Selling an Inherited House in Ohio
- Selling a House in Foreclosure in Ohio
- Selling a House With Delinquent Property Taxes in Ohio
- Selling a Vacant House in Ohio
- Selling a House With Bad Tenants in Ohio
Have an Ohio House You Need to Sell?
Tell me about the house and what's going on. I'll give you a straight as-is number, and if a listing would leave you better off, I'll tell you.