Sell Your House Fast in Kettering, OH. Pick Your Own Move-Out Date.
Whether your Kettering house needs a new roof or a full cleanout, you can skip the repairs and the showings. We can buy it as it stands when the numbers work, send a written cash offer within one business day, and let you pick the date you hand over the keys.
- ✓ Cash offer within one business day
- ✓ Your closing date, your choice
- ✓ No agent commission to you
- ✓ We buy as-is
- ✓ Closing through a title or escrow company or a closing attorney
Prefer to talk first? Call us at (833) 330-1625
Kettering homeowner? Share the property address and we will take it from there.
Written offer within one business day. No obligation.
Your information is kept private and never sold to third parties.
Eagle Cash Buyers buys houses in Kettering, Ohio, for cash, in any condition when the numbers work. Send the address and you get a written offer within one business day, with nothing to repair or clear out first. You pay no agent commission on a direct sale. Most sales close in 21 to 42 days, or later if you need more time. You pick the date.
What People Say About Working With Us
I received the utmost help from Ms. Kelly with my home. She really went out of her way to help me. I can say she is truly an angel. There are still honest and trustworthy people on this earth.
Cannot recommend Mr. Oren and his team enough if you have a property or home that you are looking to sell fast. The professionalism and transparency they show is not comparable to other cash home buyers. From the point of initial contact all the way to closing day, the team at Eagle Cash Buyers kept their word with consistent updates throughout the process. Thank you for the integrity you have shown during this time of distress. Highly recommended.
Eagle Cash Buyers were the best company that I have worked with. The process took about 6 weeks and was closed. Everything was upfront and I was told what was being done every step of the way. This company is highly recommended.
Eagle Cash Buyers LLC provided professional service. They were easy to work with, and were available with prompt communication throughout the process. I look forward to working with them again.
4.5 from 40 reviews on Google · more reviews · read them all on Google
Hear It From Sellers
Sellers we bought from, in their own words. Under a minute and a half.
Who You Are Dealing With
- 43 states, Ohio among them. We are not a one-county operator and not a lead broker who sells your details on.
- 4.5 stars across 40 Google reviews. Not all of them are five stars. You can read them yourself before you call.
- A named company with a named founder. Who we are, and Oren Sofrin, who founded and runs it.
- Closings handled through a title or escrow company. Settlement happens the way any Ohio sale does, with a recorded deed.
- No obligation. An offer is an offer. Turn it down and nothing happens.
Kettering Homeowners We Help
Kettering sellers come to us with very different houses and reasons. Some own a house that has not been updated in years. Others hold a rental, inherited a relative's home, or have already moved to another city. Each sale runs a little differently, and the cards below explain how. See also selling for cash in Ohio.
A House That Needs Work
An old roof, tired plumbing or a kitchen nobody has touched in decades can make a listing slow, because buyers on the open market often ask for repairs or a lower price after their inspection. We can look at the house as it stands and, if the numbers work, build the repairs into our offer, so you do not have to fix anything before you sell.
A Rental With Tenants in Place
You do not need to wait for a lease to end or ask anyone to move out first. We can buy houses with tenants in them, and the lease generally passes to the buyer at closing, which depends on the lease terms. Send us a copy of the lease and tell us early about any security deposit you hold, so it can be handled in the closing paperwork.
Related guide: Selling a Rental Property With Tenants
Inherited a House in Kettering
Whether a court process is needed before an inherited house can be sold depends on how it was titled and what the estate papers say, and an Ohio probate attorney can tell you which applies. If the numbers work, we can make an offer on an inherited house as it stands, furniture and all, so nobody has to clear the rooms first.
Related guide: How to Sell an Inherited House
Behind on the Mortgage
Missed payments can lead to a foreclosure notice sooner than many owners expect. An attorney or a HUD-approved housing counselor can explain your options. A sale may help you avoid a foreclosure sale if it closes in time, but we cannot promise to stop or postpone one. Call early and bring every notice you have, because the sooner we see them, the more room there is to plan.
A Fire, Water or Storm-Damaged House
A burst pipe, a kitchen fire or a roof that let a storm through can leave a house that many lenders will not finance until it is repaired. If the numbers work, we can make an offer on it in that condition. If an insurance claim is open, tell us early, because how the claim and any payout are handled gets written into the agreement before you sign.
Related guide: How to Sell a House As Is
Already Moved Away From Kettering
If a job or a family move has taken you somewhere else, you do not have to keep the house or come back to sell it. A mobile notary or a mailed signing package can usually handle the paperwork, and the closing company sends your proceeds after closing. We can set the closing date around your move.
Related guide: Selling Your Home Before a Job Relocation
Tell us about the property and you will hear back within one business day. Send it on a weekend and that means the next business day. There is no pressure either way.
Get My Cash OfferWhat the Numbers Actually Look Like - Cash Sale vs. Listing vs. Instant-Offer Programs
Sellers in Kettering are right to ask about the net rather than the headline offer price. On a typical listing, agent commission, closing costs, the Ohio Conveyance Fee and repairs can all come out before you see a dollar. Here is how the three paths compare.
| Cost or Factor | Eagle Cash Buyers (Cash Sale) | Traditional Listing (Agent) | Instant-Offer Program (iBuyer) |
|---|---|---|---|
| Agent Commission | None - $0 | Negotiable, not fixed. For illustration only, a typical 5% to 6% commission on a $247,100 sale is about $12,400 to $14,800 | Usually none, though a service fee often applies |
| Repairs Before Sale | None - we buy as-is | Often paid by you before listing, or given back in price, and buyers' inspections often ask for more | Often deductions for repairs after the inspection |
| Ohio Conveyance Fee | State fee of $1.00 per $1,000, plus a county fee of up to $3.00 per $1,000. Your share is paid from your proceeds, as set out in the purchase agreement and shown on your settlement statement | The same tax applies | The same tax applies |
| Seller Closing Costs | We pay the closing costs, except your share of any transfer tax. Your mortgage payoff, any liens and prorated property taxes are paid from the sale proceeds. | Title, recording and closing fees, plus prorations; amounts vary by contract | A service fee set by each platform |
| Days to Close | Most close in 21 to 42 days, or later if you need more time; you pick the date | Weeks on the market, then weeks more to close, and a financed buyer's loan can still fall through | Set by each platform, and instant-offer programs buy only in some areas |
| Showings and Inspections | No public showings. Walkthroughs and any reinspection are as set out in the agreement | Multiple showings, buyer inspection, possible renegotiation after inspection | Usually a company inspection, often with repair deductions |
| Financing Contingency Risk | No buyer mortgage contingency. Other contract terms still apply | Buyer financing can fall through weeks into the process | Low risk, but platform rules apply |
| Condition Required | We buy as-is - no updates needed | Buyers and agents expect move-in or near-move-in condition for top dollar | Varies - iBuyers often exclude significant distress |
Your actual net depends on your loan payoff, prorations and contract terms. We walk through it with you before you sign anything. Instant-offer terms vary by company and change often.
Skip the listing process. Close on your schedule, in Kettering, with no agent commission and the closing costs covered, apart from your share of any transfer tax.
See What We'd PayAn Example From a Real Call
Someone once called us on behalf of a homeowner who had sent in the inquiry in her own name. Our acquisition manager noticed the mismatch, asked whether the owner could take part, and set up a three-way call for when the two of them were home, since a relative can start the conversation, as happened here. At Eagle, our policy is to have everyone on the deed and every decision maker on the call when we present the offer, so they can decide together whether to move forward. In the acquisition manager's words, that first call is for finding out a little more about the property and the condition it is in.
Three Steps, From First Call to Closing
Sellers ask whether a cash sale is complicated. Usually it is not: we work with a title or escrow company who coordinates the paperwork, and you sign in person or remotely, as the closing provider arranges. Here is how it runs.
Tell Us About Your Property
Call us at (833) 330-1625 or fill out the form on this page. We ask a few basic questions: the address, the condition and your situation. No obligation, no hard pitch. Tell us what you know about the roof, plumbing, foundation and any past damage. See how our closing process works, start to finish.
Receive Your Cash Offer Within One Business Day
We look at the property, recent comparable sales in Kettering, and the repair costs, which we take off the price rather than asking you to do the work. You get a written cash offer with no agent commission. It shows the price, the contingencies and your estimated net before you sign. To weigh it against a traditional sale, our Ohio page sets out what a listing costs.
Pick Your Closing Date and Get Paid
Once you accept, we open title or escrow with the closing provider, who handles the title search, the loan payoff and the closing paperwork. The Ohio Conveyance Fee and every other cost are shown on your settlement statement before closing. Most sales close in 21 to 42 days, depending on when the title work clears, or later if you need more time; you pick the date. Anything that could change the price after we agree is written into the agreement, so you can see it before you sign.
Kettering Housing Market - What the Numbers Say
Zillow's Home Value Index put the typical Kettering home at $247,100 in August 2026, 2.5% higher than a year earlier. A citywide figure shows where prices sit on average and says nothing about one particular house, least of all one that needs work.
A typical-value figure reflects mid-priced homes across the whole city, not the condition of any one house. Buyers on the open market often weigh a house with an old roof, dated wiring or a tired kitchen against homes that need nothing, and they may ask for a lower price or repairs to make up the difference.
A listing also carries an agent commission, which is usually between 5% and 6% of the sale price; it is negotiable and depends on the agent. Eagle does not charge you an agent commission when you sell your house directly to us. A cash offer with no buyer mortgage also skips the lender's appraisal, and you see the price, the terms and the date in writing before you sign.
Source: Zillow Home Value Index, August 2026. The figures describe Kettering as a whole and do not set the value of any one house.
How to Check Out Any Cash Buyer in Kettering
These questions apply to us too. Any buyer should answer them plainly.
- Ask for proof of funds. A real buyer can show a bank letter or statement quickly. Ask us the same question. If we assign the contract, ask the closing buyer for theirs too.
- Ask whether they intend to assign the contract. Our answer: Eagle may purchase the property itself or, if the purchase agreement permits, assign its contractual rights to another investor or purchasing entity. Any assignment right is stated in the agreement before you sign. Assignment itself is not the problem. What matters is whether the right to assign is disclosed, whether the buyer stays accountable under the agreement, and whether the closing structure and deadlines are clear before you sign. Ask any buyer to put those terms in writing.
- Never pay anything up front. No application fee, no inspection fee, no processing fee. If money is moving from you to the buyer before closing, stop.
- Look the company up. Search the buyer's name in the business registry of the state where it was formed, and check that it is active. Eagle Cash Buyers, LLC is registered in Ohio.
- Get the whole offer in writing before you sign, including who pays closing costs and what happens if the buyer walks.
Where We Buy Houses in Kettering and Montgomery County
We look at houses across Kettering and throughout Montgomery County. The two places below border Kettering, and if your house is in either one, or anywhere in the Dayton area, send us the address.
Nearby communities
Oakwood
Oakwood is a separate city in Montgomery County, incorporated in 1908, and Wikipedia describes it as fully surrounded by Dayton and Kettering. The same article notes a large stock of pre-World War II houses there and strict zoning and beautification standards. If you own a house in Oakwood, tell us about it when you reach out, and ask the city about any local rules before you plan work on it.
Moraine
Moraine is a Montgomery County city on the Great Miami River, an inner suburb of Dayton that borders Kettering to the west, and Wikipedia says it incorporated as a city in 1965. If you own a house in Moraine, send us the address and tell us its condition; we look at houses there the same way we do in Kettering.
Neighborhood details are drawn from public sources, including en.wikipedia.org. Conditions vary from house to house.
Main ZIP codes: 45420, 45429
We also buy in nearby communities
Ready to Sell Your Kettering Home - Without the Commission or the Repairs?
We buy as-is for cash in Kettering and across Montgomery County, so there is nothing to fix or clean up first. There are no repairs to schedule, no agent commission and no buyer mortgage contingency. You get a written offer within one business day and a closing date you choose, handled through a title or escrow company.
We buy houses in Kettering, OH and throughout Montgomery County. Cash offer within one business day. Most sales close in 21 to 42 days, or later if you need more time. No obligation to accept.
Kettering and Montgomery County Seller Questions
Selling in Kettering? Plain Answers on Repairs, Costs and Closing
Repairs, tenants, inherited homes, liens, closing and what you take home, answered briefly.
Do I still have to make disclosures if I sell my Kettering house as-is?
Selling a property as-is does not automatically eliminate disclosure obligations under applicable federal, state or local law. Tell us what you know about the roof, plumbing, electrical system, foundation, environmental conditions and any past damage or repairs so we can evaluate the property accurately and address known issues in writing before you sign. Ohio sellers commonly complete a Residential Property Disclosure Form, which may apply to your sale. A real estate attorney licensed in Ohio can confirm which disclosures apply.
Who handles the closing in Ohio, and do I need an attorney?
The closing is handled by a title or escrow company. They run the title search, hold the funds, pay off your loan and any liens from the proceeds when the price covers them, and record the deed. Many routine sales close without an attorney on your side, while probate, foreclosure and title disputes are common reasons to bring one in. Most sales close in 21 to 42 days, or later if you need more time. You pick the date.
Can selling my Kettering house to you stop a foreclosure?
A sale may help avoid a foreclosure sale if it closes in time and the proceeds are enough to satisfy the required payoff, or if the lender gives written approval to accept less. In Ohio, a foreclosure generally goes through the court. We cannot promise to stop or postpone a foreclosure; that depends on the lender or servicer, the court, the timing and whether the transaction closes. Contact us as early as possible and bring every notice you have so we can usually tell you whether our expected timeline appears workable. A HUD-approved housing counselor or an attorney licensed in Ohio can explain your legal options and deadlines. At Eagle, we can help only if there are at least 3 weeks before the auction date and you can send paperwork quickly and help the title company close fast. Our Ohio page explains how the foreclosure process generally works in the state.
How do you work out a cash offer on a Kettering house?
We start with what we think the house would sell for once repaired, judged from recent sales of similar homes nearby. From that we subtract the cost of the work it needs, what it costs us to hold and resell it, and a margin for risk, which is why a cash offer is usually below full retail. The written offer shows the price and the terms. You are under no obligation to accept it, and you are welcome to compare it with any other offer.
Do you buy houses in every part of Kettering?
We can look at a house anywhere in Kettering, in any condition, and we make an offer when the numbers work. Where the house sits affects the price we can pay, and we do not promise an offer on every house.
Can I sell my Kettering house with a lien or back taxes on it?
Often, yes. Delinquent property taxes and many recorded liens can be paid from the sale proceeds at closing, provided there is enough equity and the required payoff or release can be obtained. The title search or other closing review will identify items that must be paid, released or otherwise resolved. A disputed lien, an unavailable payoff or debts exceeding the available proceeds can delay or prevent closing unless the issue is resolved or the creditor agrees to another arrangement. Tell us what you know upfront so the closing professional can investigate it early.
Do I have to go through probate before I can sell an inherited house in Kettering?
It depends on how title was held and Ohio law. Property held in the deceased owner's name alone may require probate or another estate procedure before anyone has authority to sign a deed. Property held in a trust or with survivorship rights may pass outside probate. A probate or estate attorney licensed in Ohio should confirm who has authority and which procedure applies. We can evaluate the property and make an offer while that is being established, but we cannot close until someone has legal authority to sign.
Will Eagle Cash Buyers buy my house itself, or assign the contract?
Eagle may purchase the property itself or, if the purchase agreement permits, assign its contractual rights to another investor or purchasing entity. Any assignment right is stated in the agreement before you sign. The agreement also states the price, closing date or timeline, contingencies and other material terms. The closing is handled by the title company, escrow holder, settlement agent or closing attorney used for the transaction.
Do I have to be in Kettering to close?
Usually not. The closing company can often mail your documents for signing before a notary, or send a mobile notary to you, and your proceeds are sent once the sale closes and the deed is recorded. Tell us early where you are, and we can plan the closing date around it.
Can you buy a Kettering house that still has tenants in it?
Yes, when the numbers work. You do not need to hand it over empty or end a lease early. Send us the lease and the rent details when you can, and tell us early about any security deposit you hold. The lease generally passes to the buyer at closing and depends on the lease terms.
Do you buy mobile or manufactured homes in Kettering?
We buy mobile homes only when they are sold together with the land they sit on. If you own both the home and the land under it, send us the address and we can look at the two together.
Who needs to be on the call when you present an offer?
A spouse, relative or attorney can make the first contact for you. When we present the offer, the owners and decision makers are part of that conversation. Separately, everyone whose signature or authorization is required has to sign for the sale to close.
Is selling your house for cash a good idea?
It can be when speed, convenience and selling as-is matter more than the highest possible price. A cash offer is usually lower than what a fully repaired home could reach on the open market, and in return you skip the repairs, the showings and the wait. If your house is in good shape and you have both the time and the money to prepare it, listing with an agent may bring more, and we can usually say so.
How much money will I actually get from selling my house?
The offer price, less your mortgage payoff, any liens or back taxes, and your prorated property taxes. At Eagle, there is no agent commission on a direct sale, and we pay the closing costs on a sale to us, except your share of any transfer tax. The closing company provides a settlement statement showing the net proceeds and every charge before closing.
What should I not do before I sell my house?
Do not start a large repair project before you have compared your options, because the money may not come back in the price. Do not ignore a lien, a back tax bill or a foreclosure notice, since each can be dealt with sooner when you know about it early. If you plan to sell to us, you can leave the repairs undone.
Who is Eagle Cash Buyers?
Eagle Cash Buyers, LLC is a real estate investment company registered in Ohio. Homeowners in 43 states can request a written cash offer from us. We are rated A+ by the BBB. Take the time you need, and compare any written offer before you sign.
Who pays closing costs when I sell my Kettering house to you?
We pay the closing costs on a sale to us, except your share of any transfer tax, and the purchase agreement sets this out. Eagle does not charge you an agent commission on a direct sale to us. Your mortgage payoff and any liens, delinquent taxes, HOA or association balances, agreed prorations and other seller obligations are deducted from your proceeds when applicable. The closing professional provides a settlement statement showing the charges and credits before closing. Transfer, deed, conveyance or similar taxes vary by state and locality. For a sale in Kettering: state fee of $1.00 per $1,000, plus a county fee of up to $3.00 per $1,000, subject to the purchase agreement.
Eagle Cash Buyers is not a law firm, title company or tax advisor. This information is general and is not legal, title or tax advice. Laws, procedures and transaction costs vary by state and locality, and the purchase agreement and closing documents control each transaction.
