We Buy Houses in Cleveland, OH — Cash Offers, No Fees, No Repairs
Get a fair cash offer from local Northeast Ohio buyers who purchase houses as-is — no repairs, no realtor commissions, and no pressure.
Josh and Elina of LP Property Group work directly with homeowners who want a simpler way to sell their homes in Cleveland and nearby suburbs. Whether the house needs repairs, is vacant, has tenants, or may be subject to point-of-sale requirements, we can talk through the property and explain your options clearly from the beginning.
Many homes in Cleveland were built decades ago, and older houses often come with issues that make a traditional sale more difficult: settled, cracked, crumbling or bowing foundation walls, cracked and broken driveways, sinking porches, wet basements, leaky windows, outdated plumbing, and decades of deferred maintenance that compounds every year. In some Cuyahoga County suburbs, sellers may also need to deal with point-of-sale inspections or other municipal requirements before closing.
Selling a house like this through a traditional real estate agent can mean preparing the property for showings, making repairs before listing, possibly renegotiating the price after inspections, waiting on lender approval, and hoping the buyer’s financing does not fall through. A direct cash sale is different.
When we buy a house, we buy it as-is. You do not need to repair the property, clean anything out, or manage contractor bids before closing. We typically assume responsibly for point-of-sale violations, or sewer dye test requirements as part of the purchase process.
Because we buy with cash, there is no lender approval or financing contingency. We can close in as little as 14 days, but we can also work with you on a closing date that fits your timeline.
What You Can Expect
Communicating directly with Josh and Elina, not a call center
A cash offer for your Cleveland property
No required repairs before closing
No need to clean anything out
No realtor commissions
A simple, private off-market sale
A closing timeline that works for your situation
Not sure whether a cash sale is the right fit? We are happy to talk through your situation, explain how our process works, and help you decide whether selling off-market makes sense for you.
How Selling Your Cleveland House to LP Property Group Works
1. Request an offer for your property.
Receiving an offer is completely free and you have no obligation to work with us. You can call, text, or fill out our online form with basic information about the house. We may ask about the property’s condition, whether it is occupied or vacant, your preferred timeline, and what you are hoping to accomplish with the sale.
2. We will schedule an appointment with you to visit your house.
We will visit your property at a time that is convenient for you and the home’s occupants. We are local. We live on the East Side. We can often schedule same-day and next day appointments for property owners who need to sell quickly.
3. You receive our no-obligation cash offer in an email.
Once we see the property, we will make you a no-obligation cash offer in as little as 24 hours.
We encourage you to get other offers. We are confident that our offer will be fair and reasonable. There is no obligation to accept the offer. If it makes sense for you, we can move forward. If not, you are free to list the property, keep it, or explore other options.
4. We close when you are ready.
If you accept the offer, we work with the title company to move toward closing. We will walk you through the closing process. You choose your closing date.
Protect Yourself When Selling to a Cash Buyer in Cleveland
Selling a house for cash can be a good option if you want to avoid repairs, showings, financing delays, or a long listing process. At LP Property Group, we believe sellers should understand the terms of any cash offer before signing. That includes knowing whether the buyer has funds to close, whether earnest money is being deposited, and whether the closing date is clear. For a more in-depth discussion about what to ask a cash buyer, please see The Most Important Questions to Ask a Cash Buyer — LP Property Group.
Ask for proof of funds
A real cash buyer should be able to show that they have the funds to purchase your property. This is especially important if you are counting on the sale to happen quickly and need some certainty. Before signing, ask the buyer to provide proof of funds, like a bank statement.
Make sure there is earnest money
Earnest money is a deposit that shows the buyer is serious. If a buyer is asking you to take your house off the market but is not willing to put down a meaningful deposit, that may be a warning sign.
A clear purchase agreement should state how much earnest money is being deposited, where it will be held, and what happens to that money if the buyer does not close.
Require a clear closing date
One of the biggest benefits of selling to a cash buyer is certainty. But that only works if the contract includes a real closing date, not vague language that lets the buyer delay the sale indefinitely.
Before accepting an offer, make sure the agreement states when closing is supposed to happen and what happens if the buyer does not close on time.
Watch out for assignment clauses
Some buyers do not actually intend to buy the house themselves. These are sometimes called “wholesalers” or “bird doggers.” Instead, they sign a contract and then try to assign the contract to another investor. This is not always a problem, but sellers should understand what they are agreeing to. We are not wholesalers. We are cash buyers. To understand the difference between wholesalers and real cash buyers like us, read our blog post.
If the contract allows assignment, ask whether the buyer plans to close themselves or shop the contract to another buyer. You should know who is actually responsible for closing.
Understand the inspection or cancellation period
Some cash buyers make a strong offer upfront, then use a long inspection period to renegotiate later. Before signing, look carefully at how long the buyer has to inspect the property and whether they can cancel for any reason, and what those reasons may be.
If your home is in an area where a point-of-sale inspection is required, you should understand your vs. the buyer’s obligations with respect to the point-of-sale process, for example, who is paying for the inspection and who is assuming responsibility for the repairs.
The agreement should give both sides clarity.
Work with a buyer who is direct and transparent
A trustworthy cash buyer should be willing to answer your questions, explain the paperwork, and give you time to review the agreement. You should not feel pressured to sign something you do not understand.
LP Property Group buys houses in Cleveland and throughout Northeast Ohio. We purchase properties as-is, including homes that need repairs, inherited properties, vacant houses, and rental properties with tenants. Our goal is to make the process straightforward, but also clear and fair from the beginning.
If you are considering selling your Cleveland house for cash, please contact us. We are happy to explain how our offer works and make you a fair cash offer
Note that the above is not meant to be legal advice. Please consult a licensed attorney.
Our Commitment to You as Cash Buyers
(1) We will always provide you with proof of funds to close before you sign a contract with us;
(2) We will always provide you with an earnest money deposit of several thousand dollars which we will be yours to keep if we do not fulfill our contract terms;
(3) We will always include a specific closing timeline in our contract; and
(4) We will never sell your contract to someone else.
Why Cleveland Homeowners Work with LP Property Group
Selling a house off-market can make sense when you want a simpler sale without repairs, showings, or months of uncertainty. LP Property Group works directly with Cleveland homeowners who want a fair cash offer and a clear path to closing.
When you sell to us, you can expect:
A fair cash offer for your house
The ability to sell as-is
No required repairs.
No need to clean out everything left behind
No realtor commissions
No seller’s escrow fee
The ability to avoid open houses and repeated showings
A closing timeline that works for your situation
The possibility of closing in less than 14 days
A local, family-owned business, not a national call center
Our goal is to make the process straightforward, low-pressure, and easier than listing the property the traditional way.
Common Reasons Cleveland Homeowners Sell Off-Market
Every seller’s situation is different. Some Cleveland homeowners contact us because the house needs work. Others want to avoid showings, repairs, or the uncertainty of waiting for a traditional buyer’s financing to be approved.
An off-market cash sale may be worth considering if you want a simpler process, a clear timeline, and the ability to sell the property as-is.
The house needs repairs
Many of the houses we buy need updates, cleaning, repairs, or larger renovation work. You do not need to fix the property before contacting us. We are comfortable looking at houses as-is and making an offer based on the current condition.
If you are deciding whether to repair the house before selling, you can also look at examples of our renovation work.
You want to avoid open houses and repeated showings
Listing a house traditionally can mean cleaning, preparing the property, coordinating showings, waiting for feedback, and hoping the buyer’s financing is approved. Some sellers prefer a more private sale where they can work directly with a local buyer instead.
If speed is one of your main concerns, we also explain more in our article about how fast you can sell a house in Ohio.
You are concerned about point-of-sale or city requirements
Some Cleveland-area sellers worry about inspection issues, repair requirements, or whether they will need to complete work before closing. We typically assume responsibility for point-of-sale repairs and sewer-dye test requirements as part of the sale.
If this is a concern, you may want to read our article about point-of-sale inspections in Northeast OH.
You want a faster or simpler closing
If you need to sell quickly, we can move faster than a traditional sale. In many cases, we can make an offer within 24 hours after seeing the property and work toward closing in less than 14 days, depending on title work and your preferred timeline.
The best way to know whether an off-market sale makes sense is to talk through the property, your timeline, and what you want to accomplish.
Helpful Guides for Cleveland Homeowners Thinking About Selling
If you are considering selling your house off-market, you may have questions about timing, repairs, inspections, inherited property, tenants, or how to compare cash buyers. We have written these guides to help homeowners understand their options before making a decision.
Questions to Ask Before Selling to a Cash Buyer
Not all cash buyers operate the same way. This guide explains what to ask before signing anything, including proof of funds, earnest money, closing timelines, repairs, inspections, and whether the buyer is actually the end buyer.
Read the Cash Buyer Questions Guide
How Fast Can You Sell a House in Ohio?
If timing matters, this guide explains the different ways to sell a property and how long each option may take, including listing with an agent, selling to an investor, or working directly with a cash buyer.
Selling an Inherited House in Ohio
Inherited property can involve family decisions, probate, belongings left behind, repairs, and uncertainty about what steps come next. This guide explains common issues that come up when selling inherited real estate in Ohio.
Read the Inherited Property Guide
Selling a Tenant-Occupied Property
Selling a rental property can be more complicated when tenants are still living in the home. This guide discusses practical issues that can come up with showings, leases, tenant cooperation, and selling a tenant-occupied property in Ohio.
Read the Tenant-Occupied Property Guide
Point-of-Sale and City Requirements
Many Cleveland-area cities have inspection, repair, or point-of-sale requirements that can affect a sale. These guides explain what sellers should know and how point-of-sale issues can sometimes be negotiated or handled as part of a sale.
Which cities require a point-of-sale?
Read About Point-of-Sale Issues
Can You Stay in the Home After Selling?
Some sellers need extra time after closing to move out. This guide explains the basic idea of a post-sale occupancy agreement and some of the issues that should be addressed before closing.
How We Evaluate a Cleveland House Before Making an Offer
Every house is different, so we do not make offers based on a one-size-fits-all formula. When we look at a Cleveland property, we consider the condition of the house, the repairs it may need, and the local market. Our goal is to make an offer that is clear and fair.
We look at things like:
the current condition of the house;
the extent of needed repairs or updates;
point-of-sale, sewer dye, code, or city-related requirements;
estimated market rent;
whether the property is tenant occupied or vacant;
recent comparable sales in the area;
what the house may reasonably be worth after repairs or improvements;
An as-is cash offer is different from the price an updated house might sell for on the open market. A traditional buyer may expect repairs, inspections, financing approval, appraisals, showings, and a cleaned-out property. Our offer is based on buying the house directly, in its current condition, with no realtor commissions, no financing contingencies, and no required repairs before closing.
We are happy to explain how we arrived at our offer so you can compare it with your other options and decide what makes the most sense for you.
Selling for Cash to LP Property Group vs. Listing With an Agent in Cleveland
A cash sale is not the right fit for every seller. If your house is updated, easy to show, and you have time to wait, listing with an agent may be a good option. If you want to avoid repairs, multiple showings, commissions, or uncertainty, selling directly to us may be worth comparing.
Situations Where We Can Help Cleveland Homeowners
Every seller’s situation is different. Some homeowners contact us because the house needs repairs. Others are dealing with an inherited property, a vacant house, a difficult rental, city requirements, or a time-sensitive sale.
LP Property Group may be able to help if:
You inherited a house and are deciding what to do with it.
The property is vacant and becoming stressful or expensive to maintain.
The house needs expensive repairs.
You want to sell the house as-is without making repairs before closing.
There are belongings, furniture, or debris left behind that you do not want to remove yourself.
You own a rental property that has become difficult to manage.
The house is tenant-occupied and you want a simpler exit.
You are dealing with point-of-sale requirements, sewer dye testing, code issues, or city repair requirements.
You are behind on payments or facing a time-sensitive sale.
You want to avoid open houses, repeated showings, and preparing the house for the market.
You want to avoid realtor commissions and the seller’s escrow fee.
You are relocating, downsizing, or trying to simplify your responsibilities.
You want to stay in your home after selling.
You want a closing timeline that fits your situation.
You do not need to know whether your property is a perfect fit before contacting us. If you are thinking about selling a house in Cleveland or Northeast Ohio, we are happy to talk through the property, your timeline, and your options.
We Buy Houses As-Is, Then Bring Them Back to Life
Many of the houses we buy need extensive repairs, cleanup, or full renovation work. These projects show what happens after LP Property Group purchases a home as-is and invests in improving it.
Project Example: Wickliffe Single-Family Home Renovation
This Wickliffe single-family home was fire-damaged and needed extensive renovation work. We bought the property as-is and completed a full interior update, including the kitchen.
Project Example: Olmsted Township Single-Family Home Renovation
This Olmsted Township single family home needed extensive renovation work. We bought the property as-is and completed a full interior update.
Project Example: Cleveland Duplex Renovation
This Cleveland duplex is another example of the type of property we buy as-is. Many sellers contact us because a property needs repairs or a full renovation. After we purchase a house, we invest in improving it so it can be used again as quality housing. This Cleveland duplex needed extensive structural repairs.
Some of our other projects are available here.
Local Cleveland Buyers
LP Property Group is run by Josh and Elina, a husband-and-wife team based in Cleveland’s East Side. When you contact us, you are not being routed through call center or passed between departments. You are speaking directly with Josh and Elina, the people who will evaluate the property, answer your questions, and walk you through the next steps.
We understand that selling a house can feel overwhelming, especially if the property has been vacant, inherited, damaged, tenant-occupied, or difficult to maintain. You do not need to have everything figured out before reaching out. We are happy to talk through the property, explain how our process works, and help you decide whether an off-market sale makes sense for your situation.
When sellers enter into a purchase agreement with us, they should know that we are the end buyers. We buy, renovate and lease out the properties we buy. We have no intention of reselling the contract to another buyer. We are not wholesalers or “bird dogs.”
Frequently Asked Questions
Do you pay fair prices?
Yes. We typically work with sellers who appreciate that we can offer cash, close very quickly (no waiting for lenders or financing contingencies), and that they don’t need to spend any time or money fixing up the property or paying real estate agents’ fees. Our offer will reflect the value the seller gets from selling the property quickly and painlessly.
What do you do with my house after I sell it to you?
Since we are local Cleveland home buyers and a family business, we often do the renovation work ourselves or work with local contractors. We put lots of love into what we do and take great pride in improving homes that need a little tlc. After we finish renovating and repairing your home, we will most likely rent it to responsible tenants who will care for it like it was their own home.
Can I stay in my home after the sale closes?
Unlike traditional MLS sales where the seller must move out upon the closing, we are flexible. We understand that sometimes the seller may need more time to move, really loves the home but can’t afford to continue owning it, or may have other reasons for wanting to stay. In most situations, we can work out an agreement to allow the seller to stay in the home for a short period of time or a longer period of time after closing.
Can you buy the house I am inheriting?
Yes. Josh and Elina are experienced in buying properties that have been inherited or are in the process of being transferred through probate or trust administration. They have worked with administrators of estates, probate courts, and trustees of trusts to buy properties on multiple occasions.
Why would I sell a property off-market?
There could be various reasons why someone would want to sell off-market, which means selling a property without listing it publicly on a real estate platform, typically with a realtor.
Cost: Realtors typically charge a commission fee, which can be anywhere from 2.5% to 6% of the sale price, and this cost can add up quickly. Some sellers may choose to sell their property without a realtor to save on commission cost.
Experience: While realtors are trained professionals who can provide valuable insights and guidance, we have significant experience with real estate transactions and are comfortable guiding you, the seller, through the selling process without a realtor's assistance.
Convenience: Selling off-market can be more convenient as it allows for a quicker and smoother transaction process. Sellers who sell to us avoid multiple showings and negotiations and the hassle of a prolonged sales process.
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