“How much will I actually walk away with?” That’s the real question when you sell, and it’s not the same as the sale price. A higher price with an agent can leave you with less than a lower cash offer once the costs come out. Here’s an honest, side-by-side look at what it really costs to sell a house in Ohio.
The costs nobody puts on the sign
- Real estate commission, commonly around 5–6% split between both sides
- The Ohio conveyance fee (transfer tax), typically paid by the seller, of $1 per $1,000 to the state plus a county permissive fee up to $3 per $1,000
- Repairs, staging, cleaning, and photos to get it market-ready
- Carrying costs while it sits: mortgage, property taxes, utilities, insurance
- Title and closing costs, and any buyer repair credits after inspection
Agent sale vs. cash offer: an honest example
Here’s an illustrative comparison on a home that might list around $250,000 in Ohio. Your figures will differ, but the shape holds.
| Sell with an agent | Sell to a cash buyer | |
|---|---|---|
| Sale price | $250,000 | $215,000 |
| Commission (~6%) | −$15,000 | $0 |
| Conveyance fee (~$4/$1,000) | −$1,000 | $0 |
| Repairs & prep | −$10,000 | $0 |
| Carrying costs (3–4 months) | −$5,000 | ~$0 |
| Rough net to you | ~$219,000 | ~$215,000 |
Illustrative only. Every home, repair list, and county fee is different.
What the numbers actually say
In this example the agent sale nets a little more, and for a tidy, move-in-ready home with time to spare, that’s usually true. The gap narrows fast, though, when a home needs real repairs, sits for months, or a deal falls through and you start over. The cash number is also certain; the agent number assumes everything goes smoothly.
The bottom line
Don’t compare a sale price to a cash offer. Compare your net, after commission, the conveyance fee, repairs, and carrying costs, against the certainty and speed each path gives you.
Ready to sell? Get your free cash offer
No fees, no commissions, no repairs, and no obligation. Tell us about your home and get a fair cash offer, then close on the date that works for you.
Frequently Asked Questions
How much does it cost to sell a house in Ohio?
With an agent, expect roughly 5–6% commission plus the conveyance fee, repairs, carrying costs, and closing fees, which can total well over $20,000. A cash sale has no commission or repair costs but a lower price.
What is the conveyance fee in Ohio?
It’s a transfer tax of $1 per $1,000 of the sale price to the state, plus a county permissive fee of up to $3 per $1,000. The seller typically pays it.
What is the real estate commission in Ohio?
Commissions are negotiable but commonly run about 5–6% of the sale price, split between the buying and selling sides.
Do I pay closing costs when I sell in Ohio?
Sellers typically pay the conveyance fee, title costs, and any outstanding amounts at closing. Many cash buyers cover standard closing costs.
How do I compare an agent sale to a cash offer fairly?
Compare net to net. Subtract commission, the conveyance fee, repairs, and carrying costs from the agent price, then weigh that against the cash offer’s speed and certainty.
When is a cash sale worth the lower price?
When the home needs repairs, when speed and certainty matter, or when months of carrying costs and the risk of a deal collapsing would eat the difference anyway.