Sell Your House Fast in Dayton, Ohio —
Fair Cash Offer in 24 Hours.
No repairs. No agent fees. No commissions. We make honest cash offers on Dayton homes in any condition — and close when you're ready, not when the market decides.
Or call us: 937-807-4330
What every Dayton seller gets — whether we buy or not
A real number, not a teaser
Every offer is priced against real local-neighborhood comps — not a statewide average or an algorithm. We walk you through the math on the call so the number makes sense before you sign anything.
A founder who answers
937-807-4330 is Patrick's actual number — call or text. No call center, no phone tree, no junior analyst making decisions about your sale.
Honest about our role
We clearly disclose our role in each transaction and provide our SB 155 disclosure to sellers prior to contract execution, in accordance with Ohio Revised Code §5301.95. No surprises.
We Buy Houses in Dayton & the Miami Valley
Whatever brought you here — a job transfer from Wright-Patterson, a family home in Kettering that's been vacant since grandma passed, a divorce, a house you inherited but can't afford to fix — we've seen it. No judgment, no pressure, just a fair cash offer on the homes we buy across Dayton. We buy across the Miami Valley as well as other Ohio markets including Columbus and Cincinnati.
Three steps to your cash offer
The Dayton traditional sale process — list, stage, hold open houses, negotiate, survive inspection, wait on financing — can take weeks or longer, and that's if nothing falls apart. We've removed every one of those steps.
Fill out a short form or call Patrick directly at 937-807-4330. We'll ask your address, the rough condition, and your situation — no judgment, ever. Most calls take under 10 minutes.
We pull recent Montgomery County comps, factor in condition, and email you a written offer within 24 hours. We'll walk you through how we arrived at the number — no black-box math.
We close at a title company you pick, usually in Dayton or Kettering. Sign, get your funds the same or next day via wire. No waiting weeks for a bank to fund.
Real People Behind Every Offer
Three people. That's the whole team. Every offer on a Dayton home goes through Patrick personally — there's no junior analyst running the numbers, no out-of-state underwriter second-guessing the deal. When you call, you're talking to the local cash home buyers who actually own the decision.
Patrick built US Cash Homebuyer in Dayton to bring local accountability to a market that often gets out-of-state attention from buyers who never set foot in Ohio. Patrick and his team price every Dayton comp by hand, with personal inspections of properties in Montgomery and Greene Counties, and Patrick is reachable directly at 937-807-4330. No voicemail maze — it's his actual phone.
Lucie coordinates with Dayton-area title companies, handles probate paperwork on inherited Dayton homes, and keeps sellers informed at every stage. If you've been burned by radio-silence from a previous buyer or realtor, you'll notice the difference by week one.
Waqar is often the first person a Dayton seller speaks with. He covers properties from Kettering to Trotwood to Xenia. Unusual situations — a vacant hoarder house, a property with multiple liens, a home that's been vacant since before the pandemic — are within his scope.
We Know Dayton.
We Care About It.
You can find a cash buyer in Dayton with ten minutes of searching, and they vary widely in how they actually close. Some take title directly. Some assign the contract to an end buyer. We do both depending on the deal — and we disclose how we'll close on every transaction, as required by Ohio Revised Code §5301.95. We cover Dayton deeply and also serve sellers across Ohio from Columbus and Cincinnati to Cleveland and Akron. Here's how we're different.
"Every Dayton home has its own pricing logic — from post-war ranches in Belmont to century-old Victorians in the Oregon District to 1970s tract homes in Huber Heights. Every one has a story, and every seller has one too. My standard is simple: every conversation should leave the seller with their respect intact, whether we buy or not."
Whatever Brought You Here,
We Can Help
Dayton homeowners reach out for all kinds of reasons. Some are navigating life changes — a job transfer to Wright-Patterson, a divorce, an inherited property they live too far to manage. Others are racing a deadline — a pending sheriff's sale, a looming tax auction, a tenant situation that got out of hand. Every situation is different; our process is the same, and we help homeowners sell their house fast without the friction of a traditional listing.
Foreclosure in Montgomery County
Montgomery County runs foreclosure sheriff's sales online through RealAuction on Friday mornings. If you're within weeks of one, call us — our process is built to close deals days before the auction so sellers walk away with equity instead of nothing.
Inherited Property in Probate
Most inherited Dayton homes sit empty for months during probate. We buy as-is through the estate, coordinate with your attorney, and handle the details so you don't have to fly in from out-of-state to sign paperwork.
Divorce Settlement
Divorcing couples need a clean split — not the drama of joint-showings and dueling realtor opinions. We deliver a single direct cash offer to whichever ex-spouse is the deed-of-record contact. Both parties' attorneys negotiate the proceeds split between themselves at the title company per the divorce decree.
Major Repairs Needed
Storm damage, aging roofs, foundation cracks from Dayton's freeze-thaw cycles, flood-prone basements near the Great Miami River — our offer process is built for every kind of repair headache Dayton throws at its homes.
Job Relocation
Dayton is home to Wright-Patterson AFB and Premier Health, both of which regularly relocate employees on short notice. We close fast when you need to be in Colorado Springs or Tampa in 30 days — not six months.
Delinquent Property Taxes
Montgomery County's depositor foreclosure process can take many months once initiated, but by then the damage to your credit is done. We close fast enough to pay off your back taxes from the sale proceeds before the auction.
Tired of Being a Landlord
Your Section 8 tenant in Trotwood is still there. Your Huber Heights duplex has significant deferred maintenance. Your out-of-state property manager stopped returning calls. We buy occupied, vacant, or somewhere-in-between.
Downsizing After Retirement
Moving from a four-bedroom in Centerville to a one-bedroom condo in Kettering is a huge transition. We close on your timeline so you can line up the new place first — you're not stuck in a moving hotel for three weeks.
Cash Home Buyers in Dayton, Ohio
US Cash Homebuyer buys houses throughout the Dayton metro — Montgomery, Greene, and Miami Counties. Whether your home is in Huber Heights, Beavercreek, or anywhere in the Miami Valley, we make fair cash offers based on real local market data.
We Buy Houses in Dayton As-Is — Any Condition
Dayton home values remain affordable compared to many U.S. markets. Homes on the traditional market can take weeks or longer to sell — we close in as few as 7 days when you need to sell it as-is. We buy houses in any condition: fire damage, foundation issues, outdated systems, problem tenants, or simply too many repairs.
Sell My House Fast in Dayton — No Fees, No Commissions
No agent commissions, no closing costs on your side, no hidden fees. We serve zip codes including 45402, 45410, 45416, 45420, 45429, 45430, 45440, and all surrounding areas in Montgomery, Greene, and Miami Counties.
Common Property Issues in Dayton's Older Homes
Dayton has one of the oldest housing stocks in Ohio. Many homes were built decades ago — a legacy of the city's industrial boom between the Wright Brothers era and post-war Wright-Patterson expansion. For sellers, that history creates a predictable set of inspection issues that can derail traditional sales but don't affect our cash offers.
Knob-and-tube wiring is common in homes built before 1940, particularly in neighborhoods like South Park, St. Anne's Hill, McPherson Town, and parts of Belmont and Grafton Hill. Most insurance carriers refuse to write policies on active knob-and-tube, and FHA and VA underwriters require it be remediated before closing. Aluminum branch wiring — used widely from the mid-1960s through the mid-1970s in neighborhoods like Huber Heights and parts of Kettering and Trotwood — carries similar issues due to fire risk at connection points.
Lead-based paint is presumed present in any Dayton home built before 1978, and lead or galvanized supply lines are typical in older construction. The Ohio Lead Abatement Tax Credit Program offers state income tax credits for homeowners remediating, but few retail sellers have the cash flow to front the work. Foundation settlement is common in century-old homes throughout Dayton View, Oregon District, and East Dayton due to the region's clay-heavy soil and freeze-thaw cycles. Add asbestos insulation on older boiler pipes, outdated HVAC in homes with original gravity-fed systems, and lingering storm damage still unrepaired in some Trotwood and Harrison Township properties, and you have a market where a large share of inventory simply doesn't qualify for conventional financing.
We buy all of it. Our offers account for condition upfront, we close with cash — not bank financing — and abatement, rewiring, and remediation are handled post-close on the buyer side — never charged back to you. You don't get permits, you don't get quotes, you don't get a contractor in the driveway. You get a number, a closing date at a Montgomery County title company, and a wire. If you want to compare how Dayton's older-housing market stacks up against our other Ohio markets like Toledo, or learn more about how we work across Ohio, call Patrick at 937-807-4330.
We buy homes across all of Dayton
From Huber Heights to Beavercreek, Kettering to Centerville — if it's in Montgomery, Greene, or Miami County, we're interested.
Frequently Asked Questions
Everything you want to know before making a decision — answered straight.
What happens if my Dayton home has knob-and-tube wiring, lead paint, or other pre-1970 issues?
None of it changes our offer structure. Many Dayton homes were built decades ago, which means knob-and-tube wiring, aluminum wiring, galvanized or lead supply pipes, asbestos insulation, and lead paint on trim are common. Retail buyers routinely walk away from these properties because FHA and VA loans won't close on them without expensive remediation. None of that changes our offer structure. We purchase with cash, factor condition into the number upfront, and handle abatement, rewiring, and updates after closing post-close on the buyer side.
How fast can I sell my house in Dayton?
Our process is built to close Dayton homes as quickly as the title company allows — typically 7 to 14 days, faster when the situation calls for it. Because we work with local title companies in Montgomery and Greene Counties, we can schedule closings faster than out-of-state investors who rely on remote title work. You'll typically have a written cash offer within 24 hours of contacting us. If you accept, we can close whenever you're ready — our process is built for everything from 7-day urgent closings ahead of a Montgomery County Sheriff's Sale to 90-day timelines for families waiting on a school year to finish.
Are there any fees or commissions when selling to US Cash Homebuyer?
None. For a typical Dayton home sold on the traditional market, a realtor commission plus closing costs and any repair credits demanded by an FHA or VA buyer's inspection can add up to thousands of dollars out of your proceeds. With us, that entire pile of fees disappears. The number we offer is the number on your check.
How does the Montgomery County sheriff's sale process affect my timeline?
Montgomery County runs sheriff's sales online through RealAuction, typically Fridays, once a foreclosure judgment has been granted and publication requirements are met. Once the sale date is set, you generally have until the day before the auction to sell, pay off the loan, or file for redemption. Our process is built to close Dayton deals tight to sheriff's sale dates when the timeline allows — our title partners in Montgomery and Greene Counties prioritize lien searches and payoff coordination for these situations. If you've received a sale date letter, don't wait. Call Patrick at 937-807-4330 the day you get it so we can check whether there's still runway to preserve your equity.
Do you buy rental properties in Dayton with tenants still in place?
Yes — tenant-occupied rentals are a common reason Dayton landlords reach out to us. Tired landlords in Trotwood, Huber Heights, Kettering, and West Dayton call us specifically to avoid evictions, turnover repairs, and the endless calls. Occupied single-family homes, duplexes, and small multifamily buildings are bought as-is. Existing leases are honored if tenants want to stay, and the transition is handled directly with them by the closing party — no awkward conversations required from you. If you prefer a vacant closing, we can coordinate cash-for-keys or standard notice depending on the tenancy type. Section 8 portfolios welcome. Coverage extends across Montgomery, Greene, and Miami Counties — Huber Heights to Xenia, Trotwood to Vandalia.
What's your Dayton home actually worth to a cash buyer?
Written offer in 24 hours. No fees on your side. Close at a local Dayton title company on your timeline — whenever that is.
We help Ohio homeowners sell on their terms — fast, fair, and without the hassle.