Illustrative scene: a white man in his seventies walking up the driveway to his 1950s brick Cape Cod house with two dormers and a young tree in the lawn in Dayton, Ohio

We Buy Houses in Dayton, OH

Open violation notices, a roof patched after 2019, or a house that has simply gotten old: tell us about it on one call.

Prefer to talk it through? Call (984) 489-8269

Dayton House to Cash Offer, the Short of It

Selling a Dayton house with open code violations, old storm repairs or decades of wear starts with one phone call.

Describe the house, and a written cash offer reaches you within 24 hours. It comes with no commissions, no repairs and no showings. The closing is on the day you choose, in as little as 14 days.

At a glance

No repairs
No commissions or showings
Close in as little as 14 days

Do You Have to Fix Code Violations Before Selling a House in Dayton?

Not before the sale, as long as the buyer agrees to take them on. Almost every residential sale inside the City of Dayton must include a disclosure of open violations (court-ordered sales, government transfers and transfers between spouses in a divorce are exempt ⁴), and the Certificate of Disclosure is filed with the city's Housing Inspection Division even when there are none ¹. The city says the rule is not meant to stop a sale: open violations are either corrected first, or the buyer agrees, in a notarized signature, to make the listed repairs within 90 days. A sale doesn't remove violations from the property, and with open violations the form goes in with a flat $60 fee ².

The city should be asked for the violation record 7 to 10 business days before closing, a step the title company usually takes, and the city then lists any bills or fees still owed ². Under the city's civil enforcement policy, a first violation with none in the past 12 months gets a warning with 10 days to fix it before penalties, and fines left unpaid for more than 60 days may be sent to the Montgomery County property tax bill ³. If you have letters from the city, bring them to the call: the open items are part of the condition we price.

Selling in Dayton

What Selling a Dayton House for Cash Looks Like

Illustrative scene: a Black couple in their seventies on the sofa of their older Dayton house, she on the phone and he reading a one-page letter

1. One Call, Old Storm Repairs and All
Tell us how your Dayton house stands today, patched roof or not. There is nothing to fix before you call.
2. Your Number in Writing
A written cash offer arrives within 24 hours, with no commission out of it and no open houses or showings.
3. You Name the Closing Day
The closing agent handles the deed and pays you on the date you pick.
Get My Cash Offer →
Takes about a minute.
or call (984) 489-8269

Tornado Repairs and 1950s Houses: Selling in Dayton As-Is

Dayton's houses are older than most around it: the median one in the city was built in 1951, and 37% were built in 1939 or earlier, by the Census Bureau's 2020–2024 estimates ⁵. Old wiring, cast-iron drains and a furnace near the end of its life come with that age, and if the house predates 1978, federal law has you tell a buyer about any lead-based paint you know of ⁶.

North Dayton carries another kind of wear. On May 27, 2019, an EF4 tornado with winds estimated at 170 mph crossed Trotwood, Dayton and Riverside on a 20-mile path, through Northridge and the Old North Dayton area, damaging hundreds of homes ⁷. In greater Old North Dayton, the city counted over 350 residential units damaged and 21% completely destroyed ⁸. A roof patched after the storm, siding that doesn't match or a repair that never got finished can all be sold as they are. Tell us what was fixed and what wasn't.

Illustrative scene: a white woman in her seventies in a quilted vest looking at her 1950s Dayton ranch house from the yard, a stump where a big tree once stood

Dayton: Does a Listing or a Cash Offer Leave You More?

A listing can bring more than our cash offer for a Dayton house in good repair, if you have months to wait. From that price come the commission, the repairs a buyer's inspector asks for, and the payments, insurance and utilities while the house sits. The Montgomery County figures on this page show how long listings have been taking.

The example below prices a listing at the county's median asking price, with Montgomery County's deed fee of $3 per $1,000 ⁹. Weigh its net against our written offer.

On a $210,000 sale

Example, not a quote.

Listing with an agent

Sale price: $210,000
Agent commission (5.5% here; it varies): −$11,550
Repairs before listing (example): −$12,000
Deed fee to the Montgomery County Auditor ($3 per $1,000): −$630
Deed preparation and your share of the closing agent's fees (example; they vary): −$700
Three months of carrying costs (example): −$3,780
You'd walk away with: $181,340

Comparing a cash offer

In this example, listing would leave you about $181,340 before your mortgage payoff. Compare that with your cash offer, less any closing costs you'd still pay.

Your numbers depend on your house, your loan, your county and your city. Want your real numbers? Enter your address above or call (984) 489-8269.

See every cost of selling in Ohio →

Montgomery County Numbers for Dayton Home Sellers, September 2026

Listing figures for Montgomery County, OH.

Montgomery County, OH housing market, September 2026
Median asking price	$209,900down 7% from a year earlier
Median days on market	45 daysup 7% from a year earlier
Homes for sale	1,394up 27% from a year earlier

Homes listed in Montgomery County, OH sat a median 45 days on the market in September 2026, up from 42 a year earlier. The median asking price in Montgomery County, OH was $209,900 in September 2026, down 7% from a year earlier.

Dayton-Area ZIP Codes Selling Fastest

Lowest median days on market among ZIP codes with 20 or more homes listed, September 2026.

45414 — 32 days
45420 — 33 days
45429 — 35 days
45431 — 36 days
45458 — 36 days

Source: Realtor.com Economic Research, September 2026. Asking prices of homes listed for sale, not sale prices.

See What Your Dayton House Brings in Cash

Enter your address to get started. One short call about your home’s condition, and your cash offer comes in writing.

Rather talk to a person? Call (984) 489-8269

See what a cash buyer would pay for your house →

Dayton Owners Up Against a Deadline

A hard spot in Dayton often runs through a Montgomery County office, a city water bill or the disclosure of open violations at sale. Here is what each situation looks like locally, with the state law on our Ohio page. None of this is legal advice; an Ohio attorney can speak to your own case.

How long does foreclosure take in Ohio?A court case, a sheriff's appraisal, then up to two auctions. Here is how the clock runs.

Montgomery County holds its mortgage foreclosure and tax lien foreclosure sales online every Friday at 9 a.m.; the Sheriff's real estate sales line is (937) 496-3065 ¹⁰. The county's foreclosure prevention page says to seek help right away by calling 211, and to beware of scams ¹¹. How an Ohio sheriff sale works is on our Ohio page. If a sale date is set, talk to an Ohio attorney, then call us.

Do you need probate to sell an inherited house in Ohio?Ohio's probate court has a shortcut for smaller estates, and some houses skip probate.

Montgomery County estates go through the Probate Court, 41 N. Perry Street, 2nd Floor, (937) 225-4640, open 8:30 a.m. to 4:30 p.m. on weekdays; its staff can't give legal advice ¹². How an Ohio house passes through probate is on our Ohio page. Tell us whether anyone has been appointed for the estate.

How far behind can you get before an Ohio foreclosure starts?A servicer generally can't start foreclosure until you're more than 120 days behind.

For 2026, Montgomery County's first-half taxes were due February 13 and the second half July 24, with a 10% penalty on a half left unpaid ¹³. A Treasurer payment plan takes 20% down, and while it's in good standing it protects the house from tax foreclosure or a tax lien sale ¹⁴. Once a lien is sold, the owner owes the taxes plus a $400 fee and up to 18% interest, and after a year the lien holder can start foreclosure ¹⁵.

Can you sell the house during an Ohio divorce?Ohio divides marital property equally unless that would be unfair. Here is what that means for the house.

Montgomery County divorces are heard by the Common Pleas Court's Domestic Relations Division, on the second floor of the Dayton-Montgomery County Courts Building, 301 W. Third Street, which offers settlement hearings and mediation ¹⁶. How Ohio divides a marital house is on our Ohio page.

Can you sell an Ohio rental with tenants in it?Thirty days for notice, thirty days for the deposit. Bring the lease to the call.

Dayton's water rules make an owner liable for water, sewer and storm water charges even when the account is in a tenant's name, and delinquent charges can be certified to the County Auditor for payment with property taxes ¹⁷. Rentals are registered with the Montgomery County Auditor, (937) 225-4314 ¹⁸. Ohio's rules on leases and deposits when a rental changes hands are on our Ohio page.

Can you sell an Ohio house after you move out of state?Line the sale up with your move, and sign from wherever you've moved to.

Before you leave Dayton, keep the water account paid through closing: under the city's water rules, the owner answers for the water, sewer and storm water charges on the house ¹⁷. You can sign the closing papers in the state you move to, as our Ohio page explains. Tell us your moving date, and the closing can be set around it.

What Dayton Homeowners Ask Before Selling

When could a Dayton house sale close?

In as little as 14 days after you accept our written offer, or later on a date you pick. The title work, the city's violation check and your lender's payoff figure usually set the pace.

Is a cash offer for a Dayton house lower than what a listing brings?

Usually, for a house in good repair with time to sell. For an older house with open violations or storm repairs left to do, compare what each leaves you after commission, repairs and carrying costs.

How do I know whether my house is inside Dayton city limits?

Look at the parcel number on your tax bill. The city says a parcel identifier that begins with R72 or R726 is in the City of Dayton ², and those sales need the city's disclosure. A Dayton mailing address alone doesn't settle it.

Why is there a Miami Conservancy District charge on my Dayton tax bill?

Properties that flooded in 1913 and are now protected by the district's dams and levees pay a yearly assessment. It's figured from several factors, including the county auditor's property values, and it appears on the bill from the county auditor ¹⁹. In Dayton, the district maintains 19 miles of levee and 10.5 miles of channel ²⁰.

Is there help with repairs on an older Dayton house?

In 2026 the city's Home Repair Revolving Loan pilot helps moderate-income owners in Madden Hills, Fairview, Dayton View Triangle and Wolf Creek with critical exterior repairs, matching the money the owner puts in with a five-year forgivable loan ²¹. For low-income owners 60 and older, the county lists Rebuilding Together Dayton for critical repairs and accessibility changes ²². If neither fits, the house can be sold as it stands.

Does Dayton make owners register an empty house?

Dayton's vacant property registration is for mortgage lenders with vacant houses in foreclosure or bank-owned, registered within 15 days of becoming vacant ²³, not for an owner whose house is simply empty.

Do you buy houses near Dayton?

Yes. We also buy houses in Oakwood, Riverside, Kettering, Trotwood and Huber Heights ²⁴. If you're not sure, call us.

Ohio rules for every sale, from the disclosure form to probate, are on our Ohio page.

Dayton Neighborhoods We Buy In, Old North Dayton to Wolf Creek

The city's plans split Dayton into downtown, north central, northeast, southeast and west land use areas ²⁴. We buy houses in all of them and around Montgomery County; if your street isn't named here, we still want to hear about it.

Old North Dayton to Northridge Estates

Old North Dayton
McCook Field
Kittyhawk
Huffman
Saint Anne's Hill
Burkhardt
Eastern Hills
Wright View
DeWeese
Northridge Estates

Five Oaks, Dayton View and the Northwest

Five Oaks
Dayton View Triangle
Grafton Hill
Santa Clara
Riverdale
North Riverdale
Fairview
Northern Hills
Hillcrest

Belmont, Walnut Hills and the Southeast

Belmont
Walnut Hills
Patterson Park
Linden Heights
Eastmont
Hearthstone
Twin Towers

Wright Dunbar to Wolf Creek

Wright Dunbar Village
Madden Hills
Wolf Creek
Edgemont
Carillon
Westwood
Residence Park
Miami Chapel

Dayton ZIP Codes Where We Buy

45402
45403
45404
45405
45406
45409
45410
45414
45415
45416
45417
45419
45420
45424
45426
45429
45430
45431
45432
45434
45439
45440
45449
45458
45459

Close on Your Dayton House When You Choose