What Ohio Homeowners Should Know Before Selling to Cash Home Buyers
If you’ve seen television ads promising a fast, easy way to sell your house for cash, you’re not alone. Selling to cash home buyers can sound appealing when you want speed and convenience, but it’s important to understand the risks before signing any contract.
TL;DR — Quick Take for Ohio Homeowners
- TV cash buyers often offer 10–30% below market value
- Initial offers frequently change after inspections
- Many contracts allow assignment, meaning the buyer may not intend to close
- Some investors will tie up your home and refuse to close if they can’t assign the contract
- Ohio’s Senate Bill 155 adds protections, but it doesn’t take effect until March 2026
- Always consult a local realtor to understand your home’s true value before signing
A fast sale can be convenient. An informed sale protects your equity.
How TV Cash Home Buyers Work
Most investors advertising on television are national home-buying companies, not local buyers. Their process typically involves:
- Making quick, sight-unseen or lightly reviewed offers
- Using assignable contracts
- Purchasing homes below market value to resell for profit
In many cases, the company you contact does not intend to buy your home themselves. Instead, they plan to assign the contract to another investor or wholesaler.
This business model prioritizes speed and profit—not maximizing your home’s value.
Cash Investor Offers vs. Market Value
The biggest trade-off when selling your home to an investor is convenience versus price.
Common outcomes include:
- Offers 10–30% below fair market value
- Initial prices that are not guaranteed
- Final offers reduced after inspections
Many homeowners are surprised to learn that the “no repairs” promise often comes with aggressive repair deductions later in the process.
Investor Inspections and Changing Offers
A common tactic among cash investors is to present an attractive initial offer, then reduce the price after a thorough inspection. Repairs may be overstated or framed as unexpected risks—even when the property condition was disclosed upfront.
Once a home is under contract, some sellers feel pressured to accept the lower price rather than start over.
Red Flags When Selling to a Cash Investor
Before accepting an investor offer, watch for these warning signs:
1. Offers That Change After Inspection
Non-binding offers are often adjusted downward after inspections.
2. Pressure to Sign Quickly
Urgency is commonly used to prevent sellers from comparing options.
3. Lack of Local Market Knowledge
National buyers often rely on algorithms, not neighborhood-level data.
4. Assignment Clauses
Contracts may allow the buyer to transfer the agreement to someone else.
5. No Guaranteed Closing
Some investors will tie up your home under contract and refuse to close if they cannot assign the contract, leaving you stuck and unable to pursue other buyers.
Ohio Assignment Rules and Senate Bill 155
In Ohio, wholesaling and contract assignment practices are changing. Senate Bill 155, passed by the Ohio legislature, creates new disclosure requirements for wholesalers—but it does not go into effect until March 2026.
Once effective, the law will require wholesalers to:
- Disclose that they are not representing the seller
- Disclose their intent to assign the contract for profit
- Acknowledge that the offer may be below market value
Until March 2026, these protections are not yet enforceable, making it especially important for Ohio homeowners to carefully review assignable contracts and closing obligations.
When Selling to an Investor May Make Sense
Selling your home to a cash investor may be appropriate if:
- The property has major structural or safety issues
- The home is inherited and needs significant repairs
- You face a time-sensitive situation like foreclosure or relocation
- The property will not qualify for traditional financing
Even in these cases, understanding your alternatives is critical.
Talk to a Local Realtor Before You Sign Anything
Before signing any investor contract, it’s wise to consult with a local real estate professional to understand:
- Your home’s realistic open-market value
- Whether an as-is listing could net more money
- If there are local buyers willing to pay more than a national investor
I provide this consultation for free and with no obligation. If you’d like a second opinion before signing a contract—or want to understand your home’s true value—you can call or text me at 614-439-6180.
Bottom Line Before Selling to a Cash Home Buyer
Selling your home to a TV cash investor isn’t always the wrong choice—but it’s rarely the most profitable one. Offers can change, contracts can be assigned, and closings are not always guaranteed.
Until Ohio’s new protections take effect, knowledge and professional guidance remain your best defense.
While selling to cash home buyers can make sense in limited situations, it often comes with trade-offs that impact your final proceeds.
