Frequently Asked Questions

Yes. EZ Sell Homebuyers is a locally owned business based at 550 S. Main St, Springboro, OH 45066, serving the greater Dayton metro area since 2016. We have purchased over 300 Dayton homes for cash, and our founder Mike Wall personally brings 1,700+ career real estate transactions to the table. We hold an A+ accreditation with the Better Business Bureau and have 72+ verified five-star Google reviews. The company is owned and operated by Mike Wall (a licensed Ohio REALTOR®, license #2001023573, with EXP Realty) and Jay Thoms.

No. We are 100% locally owned and operated. We are not affiliated with HomeVestors, We Buy Ugly Houses, Opendoor, Offerpad, or any national iBuyer or franchise. When you contact us, you speak directly with Mike Wall or Jay Thoms — the owners — not a call center, lead-broker, or franchisee.

Our office is at 550 S. Main St, Springboro, OH 45066. We can be reached by phone or text at (937) 598-CASH, or by email at mike@ezsellhomebuyers.com. Mike personally lives in Springboro and has been a Dayton-area resident since 2001.

EZ Sell Homebuyers is co-owned by Mike Wall and Jay Thoms. Mike is a licensed Ohio REALTOR® (license #2001023573) with over 20 years of Dayton real estate experience. Jay is a lifelong Dayton-area resident with a background in real estate investing, property management, construction, roofing, and insurance. Both owners personally underwrite every offer.

Within 15 minutes of submitting your address, Mike personally reviews the property and contacts you to discuss your situation. A formal written cash offer typically follows within 24 hours of an in-person or virtual walkthrough. Because we use our own funds and don't rely on bank financing or appraisals, our timeline is days — not weeks.

Our fastest closing on record was 7 days from signed contract to wire transfer. The typical closing window is 10–14 days. We also accommodate sellers who need 30, 60, or even 90 days — you choose the closing date that works for you, not the other way around.

We use three inputs: (1) the After Repair Value (ARV) — what your home would sell for fully renovated, based on recent comparable sales in your specific neighborhood; (2) the estimated cost of repairs and renovations needed to bring the home to that condition; and (3) a fair profit margin that accounts for our holding costs, closing costs, and risk. Offer = ARV − Repairs − Profit & Costs. We're transparent about every number.

No — and we won't pretend otherwise. A cash, as-is offer with no repairs, no commissions, no showings, and a 7-day close trades top-of-market price for speed and certainty. Most sellers who choose us are people for whom time, simplicity, or condition matters more than squeezing the last 10% out of a traditional listing. If you want full retail price and have 60–120 days, the time, and the budget for repairs and showings, listing with an agent is the right move — and we'll tell you that.

Yes. Our written offer comes with zero obligation. If you decide it's not right for you, there's no pressure, no follow-up sales calls, and no fees. Many sellers use our offer as a benchmark to compare against their other options.

Step 1: You submit your address and basic info (takes 30 seconds). Step 2: Mike personally reviews and calls you within 15 minutes. Step 3: We schedule a quick walkthrough — in person or virtual via FaceTime/video. Step 4: You receive a written cash offer, typically within 24 hours. Step 5: If you accept, we sign a simple purchase agreement and close at a licensed Ohio title company on your chosen date. Step 6: You get cash via wire transfer or certified check at closing.

No. There are zero commissions, zero closing costs charged to the seller, zero administrative fees, and zero hidden deductions. The cash offer number we put in writing is the exact amount you receive at closing. We pay all standard closing costs that a seller would normally pay, including title work and the escrow fee.

Never. We buy houses exactly as-is. You can leave behind furniture, appliances, paperwork, vehicles, anything — we handle it all after closing. You can take what you want and walk away from the rest. There are no repair credits, no inspection-based price reductions, and no cleaning requirements.

No. A cash sale to us has no agent commissions (saving 5–6% of the sale price), no buyer concessions, no repair credits, no staging costs, no holding costs while the house sits on the market, and no closing costs charged to you. The only thing that might be deducted at closing is an existing mortgage payoff, unpaid property taxes, or any liens on the property — and we explain all of that in writing before you sign anything.

At the title company, you'll sign the deed and the title company will disburse your funds either by wire transfer (typically same day) or by certified check, whichever you prefer. Most sellers have funds in their bank account within 24 hours of the closing appointment.

Single-family homes, duplexes, triplexes, fourplexes, condos, townhouses, mobile homes on land, vacant land, small apartment buildings, and commercial-residential mixed-use. We buy houses in every price range from $30,000 fixers to $500,000+ retail-condition homes. Condition does not matter — we buy houses that are pristine and houses that need to be torn down.

Yes — these are actually our specialty. Fire damage, water damage, mold, foundation issues, roof failure, termite damage, hoarder properties, condemned houses, code violations, missing systems (no HVAC, no plumbing, no electric) — we have purchased homes with all of these issues. You don't need to fix anything before selling.

Yes. We have helped many Dayton-area homeowners avoid foreclosure by closing before the sheriff's sale date. As long as we have enough time to coordinate with the lender for a payoff, we can typically close even on tight timelines. The earlier you contact us, the more options you have. There is no cost to find out if we can help.

Yes. We have closed many transactions involving back taxes, mechanic's liens, IRS liens, judgments, and HOA liens. The title company resolves these at closing using your sale proceeds, and we handle the coordination. In some situations, the proceeds from the sale fully cover the liens; in others, we negotiate payoff amounts with the lien holders.

Yes. We have extensive experience with Ohio probate sales in Montgomery, Greene, Warren, and Clark counties. We work directly with the executor or administrator and the estate's attorney to make the real estate portion of the estate as smooth as possible. We can often start the offer and inspection process while probate is still pending and close as soon as the court grants the authority to sell.

Yes — this is one of our most common transactions. We routinely close fully remote with heirs who live out of state. Documents are signed electronically or via mobile notary, walkthroughs are done virtually, and proceeds are wired directly to your bank. You never have to fly to Ohio.

Yes. We buy occupied rentals, including properties with problem tenants, behind-on-rent tenants, and Section 8 tenants. You don't have to evict or wait for a lease to end. We take over the lease at closing and handle whatever comes next.

Yes. Selling fast and clean to a third-party cash buyer is often the simplest option in a divorce — there's a fixed price, a fixed closing date, no listing decisions to argue over, and the proceeds split cleanly per the decree. We work with both parties and their attorneys neutrally.

Leave everything. We have purchased homes packed floor-to-ceiling with belongings. Take whatever you want to keep and walk away from the rest — we handle removal entirely after closing.

We buy condemned houses. We've worked through Dayton, Trotwood, and other municipal code enforcement processes many times. The condemnation status doesn't disqualify the property — it actually makes it more likely you'll want our solution.

Primarily Montgomery, Greene, Warren, and Clark counties, Ohio. Specifically: Dayton, Kettering, Centerville, Beavercreek, Springboro, Miamisburg, Huber Heights, Trotwood, Vandalia, Fairborn, Xenia, Springfield, West Carrollton, Englewood, Riverside, Moraine, Oakwood, New Carlisle, Tipp City, Bellbrook, Sugarcreek Township, and Washington Township. If your property is anywhere in the greater Miami Valley, we likely buy there.

Our core service area is the greater Dayton metro and Miami Valley. For properties farther out (Cincinnati, Columbus, rural Ohio), we may still be able to help via our investor network. Call (937) 598-CASH and we'll give you a straight answer in 5 minutes.

It depends on your priorities. List with a Realtor if: the house is in good condition, you can afford 60–120 days on the market, you can pay 5–6% commission, and maximum sale price matters most. Sell to us if: the house needs repairs you don't want to make, you need certainty of close, you need to close fast, you want zero showings or strangers in your home, or your situation (foreclosure, probate, divorce, relocation, problem tenants) doesn't fit a traditional listing.

Two key differences. First, iBuyers like Opendoor and Offerpad require homes in good, market-ready condition — they typically won't buy houses with significant repairs, foundation issues, fire damage, or older systems. We buy regardless of condition. Second, iBuyers charge service fees of 5–8% of the sale price plus closing costs, and often request repair credits after their inspection. Our offer is the net to you with zero fees and no post-inspection price reductions.

Most 'we buy houses' marketers in Ohio are wholesalers — they put your house under contract and then try to sell that contract to an actual buyer. If they can't find one, the deal falls through and you've wasted weeks. We are direct buyers. We close with our own funds. Once you sign with us, the transaction closes — period.

There isn't a catch — but there is a tradeoff. The tradeoff is: you accept a lower price than you'd get on the open market in exchange for speed, certainty, no repairs, no showings, and no fees. For some sellers (urgent situations, distressed properties, out-of-state heirs) that tradeoff is obviously worth it. For others (turnkey home, no time pressure) it isn't, and we'll tell you so honestly.

You can't sell a property you don't legally own — but if you're an heir, executor, spouse, or have power of attorney, there's almost always a path. We work with title companies and probate attorneys constantly and can usually find the right path forward. Call us with the details and we'll tell you what's possible.

No. We close at a local Ohio title company, but you can sign documents remotely via mobile notary, e-sign, or by overnight mail. We've closed transactions with sellers in California, Florida, Texas, overseas military bases, and more.

No. We do not sell or share your information with third parties. The only people who see your details are the owners (Mike and Jay), the title company that closes your transaction, and any contractor we hire to inspect or assess the property. See our Privacy Policy for full details.

Our purchase agreement includes a standard inspection contingency period during which either party can back out. We're not in the business of pressuring sellers — if your situation changes before closing, talk to us. We want every transaction to be one both sides feel good about.