Look, I’ve been doing this for 25 years. I’ve bought and sold over 1,700 homes in Ohio. And I can tell you this: trying to sell your house fast the traditional way while you’re on Medicaid? That’s a recipe for stress, delays, and potential loss of benefits.
The rules are real. The timelines matter. And most families I meet have no idea how fast things can go sideways when you’re dealing with Ohio’s $2,000 individual asset limit (or $3,000 for couples as of 2026) and liquid cash from a home sale.
Here’s what I’m going to show you: the hard way to do this versus the fast, simple way I use with families every week.
The Problem Nobody Talks About Until It’s Too Late
Your home is exempt from Medicaid’s asset calculation—up to $730,000 in equity—as long as you (or a dependent relative) live there or intend to return. That’s Ohio Revised Code § 5163.31 doing its job.
But the second you sell? That money becomes a countable liquid asset. If it sits in your account for more than a month while you “figure things out,” you could lose your Medicaid coverage.
I’ve seen it happen. Nice family in Dayton. Sold Mom’s house through a traditional listing. It took 87 days to close. By the time they had the cash, they were scrambling to reinvest it before the next Medicaid review. Stressful. Avoidable.
And that doesn’t even factor in the Ohio Medicaid Estate Recovery Program—which allows the state to come after your estate after you pass to recoup what Medicaid paid out. That’s Ohio Revised Code § 5162.21. It’s real, and it bites.
The Hard Way vs. The EZ Sell Way
Let me break it down. Here’s what selling the traditional way looks like versus working with me for a cash offer.
| The Hard Way (Traditional Listing) | The EZ Sell Way (Cash Offer) |
|---|---|
| Timeline: 60–120 days (sometimes longer) | Timeline: 7–14 days to close |
| Repairs Required: Yes—buyers demand move-in ready | Repairs Required: None—I buy as-is |
| Realtor Commission: 6% ($12,000 on a $200k sale) | Realtor Commission: $0 |
| Closing Costs: 2–3% ($4,000–$6,000 on $200k) | Closing Costs: I cover them |
| Medicaid Risk: High—proceeds sit as liquid assets during slow sale | Medicaid Risk: Low—fast close means faster reinvestment or spend-down |
| Net to You (on $200k): ~$182,000 (after $18k in fees) | Net to You (fair offer): ~$175,000–$185,000 (no fees, fast close) |
Bottom line: After fees and stress, the difference is often negligible—and I close in days, not months.
Real Story: The Springfield Probate House That Needed to Move Fast
Last year, I got a call from a daughter in Springfield. Her mom had passed, left this house on the east side of Springfield. Mom had been on Medicaid for nursing home care for three years.
The house was worth maybe $185,000. But here’s the thing: the Ohio Medicaid Estate Recovery Program was going to come calling. The state had paid out about $140,000 in benefits. That’s a lien waiting to happen under ORC § 5162.21.
The daughter tried listing it. Realtor said, “We need new carpet, paint, maybe $8,000 in cosmetic work.” Then they had to wait for buyers. Showings. Inspections. The whole dance.
She called me six weeks in, frustrated. I made her a cash offer: $172,000, as-is, close in 10 days. No repairs. No commissions. I covered all closing costs.
The Math:
- Listing route (projected): $185,000 sale price – $11,100 commission – $5,000 repairs – $3,700 closing costs = $165,200 net
- My offer: $172,000 net, 10-day close, zero hassle
She took my offer. We closed in nine days. The estate recovery claim was settled quickly. Everyone moved on.
Her words: “I didn’t think it could be this simple. Mike took all the stress off my plate. I got more money in my hand faster than the other route would’ve given me, and I didn’t have to deal with contractors or open houses.”
The Legal Stuff You Need to Know (I’m Not Your Lawyer, But I Know the Rules)
I’m a real estate investor, not an attorney. But after 25 years and working with elder law attorneys on dozens of these deals, I know the rules cold. Here’s what matters:
Medicaid Asset Limits in Ohio (2026)
- Individuals: $2,000
- Couples: $3,000
Your home doesn’t count—until you sell it. Then the cash does.
Home Equity Exemption
Under ORC § 5163.31, your primary residence is exempt from Medicaid’s asset test if:
- Equity value is under $730,000 (2026 limit)
- You or a dependent relative lives there, or you intend to return
Most homes in Ohio fall well under that cap. But once you sell, that exemption vanishes.
Ohio Medicaid Estate Recovery Program (ORC § 5162.21)
After you pass, Ohio can file a claim against your estate to recover what Medicaid paid for your long-term care. This includes:
- Nursing home care
- Home and community-based services
- Related hospital and prescription drug costs
If the house is still in the estate when you die, the state can put a lien on it. Selling before death—and using proceeds properly—can sometimes limit exposure. Talk to an elder law attorney.
The Five-Year Look-Back Rule
Medicaid reviews all asset transfers made within five years before you apply. If you gave your house away (or sold it for less than fair market value), Medicaid can impose a penalty period where you’re ineligible for benefits.
A Medicaid Asset Protection Trust (MAPT) can help—but you need to fund it five years before applying. I’m not a lawyer, but I’ve seen this strategy work when executed early.
How to Protect Your Medicaid Benefits When Selling
After 1,700 deals, I’ve learned the families who protect their Medicaid status all do one of three things:
1. Reinvest in Another Primary Residence Immediately
If you’re still able to live independently or with family, buy another home right away. The proceeds stay exempt because they’re tied up in your new primary residence.
Downside: You need to be capable of living in it or intending to return. If you’re in long-term care with no plans to go home, this doesn’t work.
2. Use a Spend-Down Strategy
Spend the proceeds on allowable expenses before your next Medicaid review:
- Pay off debts
- Cover medical bills
- Prepay funeral and burial costs (specific limits apply under ORC § 5163.31)
- Buy exempt assets (vehicle, household goods, etc.)
This is where speed matters. The faster you close, the faster you can execute the spend-down plan before your assets exceed limits.
3. Establish a Medicaid Asset Protection Trust (MAPT)
A MAPT shields assets from Medicaid’s reach—but you must fund it at least five years before applying for Medicaid.
If you’re in crisis mode and need to sell now, this won’t help you today. But if you’re planning ahead, talk to an elder law attorney about setting one up.
Why Families Choose My EZ Sell Cash Offer
When you’re dealing with Medicaid rules, you don’t have the luxury of waiting around for the “perfect buyer.” Here’s why I built this cash offer system:
- Speed: I close in 7–14 days. That gives you time to reinvest or spend down before Medicaid reviews your assets.
- No Repairs: I buy as-is. No painting, no carpet, no HVAC fixes. I handle it all after closing.
- No Commissions or Fees: I’m the buyer. There’s no realtor taking 6%. I cover closing costs.
- Certainty: No financing contingencies. No deal falling through at the last minute. I close when I say I will.
This matters when you’re coordinating with elder law attorneys, Medicaid planners, and family members trying to protect benefits.
You Still Need to Work With Professionals (And I’ll Help You Coordinate)
I’m not your lawyer. I’m not your Medicaid planner. But I work with them all the time.
Before you sell, talk to:
- An elder law attorney who understands ORC § 5162.21, estate recovery, and how to structure asset transfers
- A Medicaid planner or financial advisor who can walk you through spend-down strategies and reinvestment options
Once they give you the green light, I can move fast. I’ve closed deals in as little as seven days when families needed it.
I can also coordinate directly with your attorney’s office to ensure the sale timing aligns with your Medicaid planning. I’ve done it hundreds of times.
How to Get Started: Request a No-Obligation Cash Offer
If you’re navigating Medicaid rules and need to understand what selling your home might look like, the first step is simple:
Request a no-obligation cash offer.
I’ll run the numbers on your property, give you a fair offer, and show you a timeline. You take that to your attorney and Medicaid planner. If it makes sense, we move. If not, no harm done.
Fill out the form below or call me directly at (937) 598-2274. I’ll get back to you within 24 hours.
Sell Your Dayton House Fast For Cash
The Bottom Line: Time vs. Money (A Veteran’s Advice)
Look, the traditional listing route is legal. It’s fine if you have six months and no asset-limit pressure. Some people do better that way.
But in my 25 years, I’ve watched families lose sleep over repair estimates, buyer financing falling through, and Medicaid reviews creeping up while their house sits on the market.
The difference in net proceeds? Often negligible after you factor in commissions, repairs, holding costs, and time.
The difference in stress and speed? Massive.
I’m here to give you an option that’s fast, simple, and coordinated with your legal and financial team. Whether you’re dealing with probate in Dayton, managing an inherited property, or just need to liquidate assets quickly under Medicaid rules in Ohio—I’ve done this 1,700 times.
Would you like me to run the numbers on your property today?
Related Resources:
- Learn more about our fast home-buying process
- Selling a house in Dayton, Ohio?
- Dealing with an inherited property? Read our inheritance guide
FAQ: Selling Your Home in Ohio Under Medicaid Rules
1. What are the asset limits for Medicaid eligibility in Ohio?
As of 2026, the asset limits are $2,000 for individuals and $3,000 for couples. If the proceeds from your home sale push you over these limits, you could lose Medicaid coverage unless you reinvest or spend down quickly.
2. Does my home count as an asset for Medicaid eligibility?
No—your primary residence is exempt if its equity is under $730,000 (2026 limit), you or a dependent relative lives there, or you intend to return. But the minute you sell, the cash becomes a countable asset.
3. What happens to my Medicaid eligibility if I sell my home?
The proceeds become liquid assets. If they exceed Ohio’s $2,000/$3,000 limits, you risk losing benefits. That’s why speed matters—you need to reinvest or spend down before the next Medicaid review.
4. What is the Ohio Medicaid Estate Recovery Program?
Under ORC § 5162.21, Ohio can file a claim against your estate after you die to recover Medicaid costs. If your home is still in the estate, they can put a lien on it. Selling before death and using proceeds strategically can sometimes reduce exposure.
5. How can I protect the proceeds from the sale of my home?
Three main strategies: (1) Reinvest in another primary residence immediately, (2) Use a spend-down on allowable expenses (debts, medical bills, prepaid funeral costs), or (3) Establish a Medicaid Asset Protection Trust—but that requires five years of advance planning.
6. What are the advantages of selling my home to a cash investor under Medicaid rules?
Speed and certainty. I close in 7–14 days, buy as-is (no repairs), and cover all closing costs. That means you can reinvest or execute your spend-down plan faster, reducing the risk of exceeding Medicaid asset limits during a slow traditional sale.
7. Why should I consult a professional before selling my home while on Medicaid?
Medicaid rules are complex, and the stakes are high. An elder law attorney can structure the sale to protect your benefits. A Medicaid planner can design a spend-down strategy. I’m a real estate guy—I execute the sale fast. But you need legal and financial advice tailored to your situation.
8. Can selling to a cash buyer affect my Medicaid eligibility in Ohio?
Selling to a cash buyer doesn’t change the Medicaid rules—proceeds are proceeds. But timing matters. A fast close gives you more control over when and how you reinvest or spend down, which can protect your eligibility. That’s why families coordinate cash sales with their elder law and Medicaid advisors.