Sell Your House Fast in Xenia, OH. Older Homes and Rentals Welcome.
Nineteenth-century houses near downtown, brick homes on the southwest side, rentals with a tenant in place, houses that have sat empty. We buy them as-is, put a written offer in front of you within one business day, and let you choose the closing date.
- ✓ Cash offer within one business day
- ✓ Your closing date, your choice
- ✓ No agent commission to you
- ✓ We buy as-is
- ✓ Licensed Ohio closing agent
Prefer to talk first? Call us at (833) 330-1625
Got a house in Xenia to sell? Tell us where it is.
Written offer within one business day. No obligation.
Your information is kept private and never sold to third parties.
Eagle Cash Buyers pays cash for houses in Xenia, Ohio, in whatever condition they are in. Send the address and a written offer follows within one business day. You fix nothing first, you pay no agent commission on a direct sale to us, and most sales close in 21 to 42 days, on a date you choose, through a licensed Ohio closing agent.
What People Say About Working With Us
We sold our home to Eagle Cash Buyers. We needed to sell to an investor because we could not afford the cost of repairs. Eagle Cash Buyers stuck to the agreed on price even after finding more damage with the house than originally discussed. Oren communicated with us every step of the way. Thanks to Eagle Cash Buyers for buying our house and helping us move on with our life.
I had an inherited house in Westerville, OH that needed major repairs. Eagle Cash Buyers gave me a fair cash offer the same day I called and we closed in just 12 days, as-is with zero realtor commissions. Oren's team handled everything and kept me in the loop the whole time.
Fast, professional, kind and understanding. Thank you for making this easy.
I have an excellent experience! Very streamlined and simple. A great pleasure!
One of these describes a closing faster than our normal range. We move as fast as the title work allows, but most transactions close in roughly 21 to 42 days.
4.4 from 37 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.
- 4.4 stars across 37 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 by a licensed Ohio closing agent. 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.
Xenia Homeowners We Help
Xenia sellers rarely share the same story. One owns a Victorian-era house near downtown whose roof is well past its best, another a rental with a tenant partway through a lease, another a house that has stood empty since a parent died. Each sale runs a little differently, and selling for cash in Ohio goes more smoothly when the buyer starts from your details instead of a script.
An Older Home Near Downtown Xenia
Houses near downtown can be more than a century old, and an inspector on a conventional sale will look closely at the wiring, plumbing, roof and foundation. We price the work into the offer, so the repairs are ours to arrange and not yours to finish before you sell.
A Rental With a Tenant in Place
You usually do not have to wait for a lease to end or ask anyone to move out first. We buy occupied houses, and in most cases the lease passes to the buyer at closing, which is us or, if we assign the contract as the agreement allows, the buyer we assign it to. Have the lease and the rent amount handy for the first call, and tell us whether the tenant is month-to-month or on a fixed term.
Related guide: Selling a Rental Property With Tenants
A Vacant House You Are Still Paying For
A house that sits empty still costs you taxes, insurance, utilities and lawn care every month. If you inherited it, moved away from it or stopped renting it out, you can sell it as it stands, furniture and all, with nothing cleaned out or repaired first. Tell us about any damage, shut-off utilities or open notices when you send the address.
Related guide: Selling a Vacant House for Cash
Inherited a House in Greene County
If the owner held title alone, with no trust, survivorship deed or transfer-on-death designation, the estate often has to go through the Probate Division of the Greene County Court of Common Pleas before anyone can sign a deed. A house that passes outside of probate may not need that step. We buy inherited houses as they stand, and a probate attorney can confirm which route applies to you.
Related guide: How to Sell an Inherited House
Behind on the Mortgage
In Ohio a foreclosure goes through the courts, so there are usually filings and dates you can read. Bring every notice to us early. We cannot promise to stop a foreclosure: a sale helps only if it closes in time and the price covers what is owed, or the lender agrees in writing to accept less. An attorney or a HUD-approved counselor can explain your options.
New Orders or a Job Elsewhere
If orders tied to Wright-Patterson Air Force Base or a job in another city are pulling you away from Xenia, you do not need to time a showing schedule around your move. Most of our closings land in 21 to 42 days, and if you need longer, tell us and we will put the date you need in the agreement. The closing agent can usually mail the documents or send a mobile notary.
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 Xenia 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, 5% on a $257,200 sale is $12,860 | 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 | In Greene County the Auditor charges $2.00 per $1,000 of the purchase price for the conveyance and transfer fees, plus $0.50 per parcel (greenecountyohio.gov, checked September 2026). 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, back taxes and any other debts against the property are paid from your proceeds, as in any sale | 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 Xenia, with no agent commission and the closing costs covered, apart from your share of any transfer tax.
See What We'd PayA Real Call About a House
A seller we spoke with was selling one house while trying to buy the next, and the first sale was meant to help fund the second purchase. The seller worried about selling and having nowhere to go, and was told the timeline could stretch or wait for the seller's own move rather than force a close. The seller needed to show other real estate professionals that money was coming, and was offered a signed purchase agreement for that purpose; many agents will accept that kind of document, though not all do.
We are not saying this was an Ohio homeowner. We do not attach a case to a state it did not come from, and we have removed anything that could identify the person.
Three Steps, From First Call to Closing
Sellers ask whether a cash sale is complicated. Usually it is not: we work with established Ohio closing agents who coordinate the paperwork, and you sign in person or remotely, as the closing agent 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 Xenia, 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 agent, 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.
Xenia Housing Market - What the Numbers Say
Zillow's Home Value Index put the typical Xenia home at $257,200 in August 2026, 4.9% higher than a year earlier. That is a citywide typical value, and it says little about one particular house, least of all one that needs work.
Rising prices do not make every listing easy. Even with rising prices, buyers still ask for repairs after the inspection, and a house with a worn roof, an old furnace or deferred updates can sit while showings and price changes add up.
A cash offer skips the buyer's mortgage and the lender's appraisal. You see the price, the terms and the closing date in writing before you sign, and you can set that against what you would net after repairs, an agent's commission and the months of carrying costs on a listing.
Source: Zillow Home Value Index, August 2026. The figures describe Xenia as a whole and do not set the value of any one house.
How to Check Out Any Cash Buyer in Xenia
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 Xenia and Greene County
We buy across Xenia, from the older streets around downtown and East Second Street to the neighborhoods on the southwest side, and elsewhere in Greene County. If your house is in ZIP code 45385, we cover it.
Neighborhoods and areas in Xenia
East Second Street
The East Second Street Historic District, on the east side of downtown, holds Italianate and Late Classic Revival houses, most of them built between about 1840 and 1885. It has been on the National Register of Historic Places since 1973, and the boundary was expanded in 1979. A house of that age is priced on its own condition and recent nearby sales, and we buy it as it stands.
Waterstreet
The Waterstreet Historic District is roughly bounded by Shawnee Creek, South Detroit Street, South Church Street and Second Street, and was listed in 1980 as one of Xenia's earlier historic districts. It is a mostly residential district. National Register listing on its own generally does not restrict what a private owner can do with a house, and we make the offer on the house as it stands, so you do not have to make changes first.
Arrowhead
Arrowhead is a residential subdivision on the southwest edge of Xenia, with many brick homes, and many houses there were rebuilt after the April 3, 1974 tornado. Houses on the same street can have quite different histories, so the offer rests on your house's own condition and recent nearby sales, not on the subdivision.
Neighborhood details are drawn from public sources, including en.wikipedia.org, cityofxenia.org and wyso.org. Conditions vary from house to house.
Main ZIP code: 45385
We also buy in nearby communities
Ready to Sell Your Xenia Home - Without the Commission or the Repairs?
We buy as-is for cash in Xenia, from the older streets near downtown to Arrowhead and the rest of Greene 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 by an Ohio closing agent.
We buy houses in Xenia, OH and throughout Greene 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.
Greene County Seller Questions
What Xenia Sellers Ask Before Accepting a Cash Offer
Tenants, empty houses, inherited property, moving on new orders and closing in Ohio, answered briefly.
Do I still have to make disclosures if I sell my Xenia 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?
A licensed Ohio closing agent does, most often a title company. The agent runs the title search, holds the money, pays off your mortgage and other items from the proceeds when the price covers them, and sends you the balance once the deed is recorded. Many routine sales close without either side hiring an attorney. A probate matter, a foreclosure or a title problem is where one is worth having. Most of our closings land between 21 and 42 days, and you choose the date.
Can selling my Xenia 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 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. Our Ohio page explains how the foreclosure process generally works in the state.
How do you work out a cash offer on a Xenia house?
We start from what the house would likely sell for once repaired, based on recent sales of similar homes nearby, then subtract the cost of the work it needs and our costs to hold and resell it. The written offer shows the price, the terms and your estimated net, and you can ask us to walk through the numbers. It costs nothing, and you are under no obligation to accept it.
Do you buy in every part of Xenia?
Yes. We look at houses near East Second Street and Waterstreet, in Arrowhead, across the rest of the city in ZIP code 45385, and elsewhere in Greene County. Where the house sits affects the price. It does not, on its own, rule a house out.
Can I sell my Xenia 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 Xenia?
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.
What if a tenant is living in the house?
We buy occupied houses. Ohio landlord-tenant law governs what notice a tenant is owed, so the steps depend on whether the lease is month-to-month or fixed-term and whether the rent is current. In most cases the lease passes to the buyer at closing, which is us or, if we assign the contract as the agreement allows, the buyer we assign it to, and you usually do not have to ask the tenant to leave first.
Can I sell a Xenia house that has been empty for a long time?
Yes. We buy vacant houses as they stand, without cleaning out, repairs or staging, and you can leave behind whatever you do not want to move. Tell us about any damage, whether the utilities are on and whether any city or county notices have been posted, because those affect the offer and the closing agent will want to know about them.
I am moving because of new orders or a job. Can you close on my schedule?
Usually, yes. Most of our closings land between 21 and 42 days, and if you need more time we can write a later date into the agreement. Tell us your deadline on the first call so we can say plainly whether it fits. If you will already be gone, the closing agent can typically mail the documents or send a mobile notary to you.
Should I list with an agent instead of taking a cash offer?
It depends on the house and how much time you have. A listing can bring a higher price for a house in good shape, but it usually means repairs, showings, an agent's commission and waiting on a buyer's financing and appraisal. A cash offer trades some of the price for certainty, no repairs and a closing date you pick. Ask for our written offer and compare it with what you expect to net from a sale on the open market.
Do you buy mobile or manufactured homes in Xenia?
Yes, when the land comes with it. If you own both the manufactured home and the lot it sits on, in Xenia or elsewhere in Greene County, we can make an offer on the two together. A mobile home in a park or on a rented lot is not something we buy.
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.
How much money will I actually walk away with?
The offer price, less your loan payoff, any liens or back taxes, your share of prorated property taxes and any conveyance fee that falls to you. On a direct sale to us you pay no agent commission, and we cover the closing costs apart from those items. The closing agent sends a settlement statement showing every line before you sign.
Who pays closing costs when I sell my Xenia 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 Xenia: In Greene County the Auditor charges $2.00 per $1,000 of the purchase price for the conveyance and transfer fees, plus $0.50 per parcel (greenecountyohio.gov, checked September 2026), 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.
