Ohio process · seller view

The Ohio Home-Selling Process: Your Step-by-Step Checklist

Selling a home in Ohio means filling out a state-required disclosure form, signing a written listing agreement, and closing through a title company instead of an attorney.

Reading as seller. Switch to buyer

Phase 1 of 7 · typically 2-6 weeks

Pre-Offer

You pick a listing agent, sign paperwork, prepare your home, and get the disclosure documents in order before going live on the market.

Interview a few listing agents
You4-6 weeks before you want to list
Talk to two or three agents about their pricing strategy, marketing plan, and recent sales in your neighborhood. Ask how they will list your home on the MLS and how they handle showings.
Cost: $0
Read the Consumer Guide to Agency Relationships
Your agentAt your first real conversation with an agent
Ohio agents must give you this guide at first substantive contact, before discussing your finances, motivation, or property details. It explains seller agency, dual agency, and designated agency so you know how the agent will represent you.
You'll need
- Consumer Guide to Agency Relationships
Cost: $0
Sign a written listing agreement
Your agentBefore your home goes on the market
Ohio law requires a written agency agreement to create a client relationship — a handshake is not enough. The agreement spells out the listing price, the term, the commission you will pay, and what services the brokerage provides.
You'll need
- Listing agreement
- Photo ID
Cost: $0
Negotiate your commission rate
YouWhile reviewing the listing agreement
All real estate commissions in Ohio are negotiable — there is no standard rate, and any agent who tells you otherwise is wrong. Each brokerage sets its own rate, so ask exactly what the listing fee covers and what, if anything, you plan to offer to a buyer's agent.
Cost: varies
Complete the Residential Property Disclosure Form
YouBefore going live on the market
Ohio sellers of one-to-four unit homes must complete the state Residential Property Disclosure Form covering water source, sewer system, structural condition, hazardous substances, and any known material defects. You — not your agent — fill it out, and you must answer based on your actual knowledge.
You'll need
- Residential Property Disclosure Form (state form)
Cost: $0
Disclose any hidden defects you know about
YouWhile completing the disclosure form
Ohio law treats hidden, or 'latent', defects differently from obvious ones. If you know about a problem a buyer could not see during a normal walkthrough — like a basement that floods every spring or a known underground storage tank — you must disclose it on the property disclosure form.
You'll need
- Residential Property Disclosure Form (state form)
Cost: $0
Gather condo or planned community documents if applicable
YouBefore signing a purchase contract
If you own a condo, Ohio law requires you to deliver a resale disclosure certificate to the buyer with the monthly assessment, any unpaid or special assessments, the declaration and bylaws, the most recent audited financials, any pending lawsuits, and the operating budget. Planned community sellers have similar disclosure duties.
You'll need
- Condo declaration and bylaws
- Most recent audited financial statement
- Operating budget
- Resale disclosure certificate
Cost: $50-300 typical
Prep the home and set your list price
You1-3 weeks before listing
Clean, declutter, fix small cosmetic issues, and stage rooms so they show well in photos. Work with your agent on a list price using a comparative market analysis of recent nearby sales.
Cost: varies

Phase 2 of 7 · typically 1-6 weeks

Offer

Your home is on the market and offers come in. You review terms, negotiate, and sign a purchase contract.

Review each purchase offer carefully
Your agentAs offers come in
Most Ohio offers come in on the Ohio REALTORS Standard Real Estate Purchase Contract. Look at the price, earnest money amount, financing type, contingencies, requested closing date, and any items the buyer wants included like appliances or fixtures.
You'll need
- Signed purchase offer
Cost: $0
Confirm the buyer signed a buyer-broker agreement
Your agentWhen reviewing offers
Since the August 2024 NAR settlement, any buyer touring through an MLS-member brokerage must have a written buyer representation agreement in place before stepping inside. This is mostly the buyer's responsibility, but knowing it exists helps you understand who pays the buyer's agent.
Cost: $0
Decide whether to offer compensation to the buyer's agent
Your agentWhile negotiating offers
After the NAR settlement, you cannot advertise buyer-agent compensation inside the MLS in Ohio. You can still offer it through the contract or a separate addendum — discuss with your agent whether offering it makes your home more competitive.
Cost: varies
Counter or accept the strongest offer
Your agentWithin hours or days of offer arrival
Compare the offers side by side and negotiate price, contingencies, closing date, and any items included in the sale. Counters go in writing on the same form so everyone is on the same page.
You'll need
- Counter-offer or addendum forms
Cost: $0
Confirm whether FIRPTA withholding applies
Escrow / titleBefore signing the contract if you live outside the U.S.
If you are a non-resident alien individual or foreign entity selling U.S. real property, federal FIRPTA rules require the buyer to withhold a percentage of the sale price at closing. Ohio has no separate state withholding for non-resident sellers beyond the federal rule.
You'll need
- Tax identification number
- FIRPTA affidavit
Cost: varies
Sign the accepted purchase contract
YouWhen you accept the buyer's terms
Once you and the buyer agree on terms, both parties sign the contract and it becomes binding. Keep a fully signed copy and confirm the timeline for earnest money, inspections, and closing.
You'll need
- Final purchase contract
- Photo ID
Cost: $0

Phase 3 of 7 · typically Within first week after acceptance

Under Contract

The contract is signed and the deal moves into escrow. Earnest money is deposited and required disclosures get delivered to the buyer.

Confirm the buyer's earnest money is deposited
Escrow / titleWithin a few business days of acceptance
Ohio requires earnest money to be deposited in the listing broker's trust account or with the escrow agent named in the contract. The funds stay there until closing or until both parties give written disbursement instructions.
You'll need
- Earnest money receipt
Cost: $0
Deliver the signed property disclosure form to the buyer
Your agentRight after contract acceptance
Make sure the buyer formally receives your completed Residential Property Disclosure Form. Ohio law allows the buyer to rescind the contract within a short statutory window if the form was not delivered before they signed.
You'll need
- Residential Property Disclosure Form (state form)
Cost: $0
Deliver the federal lead-based paint disclosure if home is pre-1978
Your agentBefore contract becomes binding
Federal law requires sellers of homes built before 1978 to give the buyer the lead disclosure form, the EPA pamphlet 'Protect Your Family From Lead in Your Home', and any reports you have about lead. The buyer also gets a 10-day window to test for lead unless they waive it.
You'll need
- Lead-based paint disclosure form
- EPA lead pamphlet
- Any prior lead test reports
Cost: $0
Open escrow with the title company
Escrow / titleWithin the first week after acceptance
Ohio is not an attorney-required state — closings are handled by licensed title companies and settlement agents. The title company will order the title search, prepare title insurance, and coordinate the closing date.
You'll need
- Signed purchase contract
Cost: $0
Deliver the condo resale certificate to the buyer
YouBefore the contract becomes binding
If your home is a condominium, Ohio law requires the resale disclosure certificate to be delivered before the buyer is bound by the contract. This includes the assessments, financials, bylaws, and any pending litigation involving the association.
You'll need
- Resale disclosure certificate
- Declaration and bylaws
Cost: $0
Keep your mortgage, taxes, and utilities current
YouThroughout the contract period
Until closing, you still own the home — keep paying your mortgage, property taxes, and utility bills on time so nothing creates a lien or interrupts service for the inspector and appraiser.
Cost: varies

Phase 4 of 7 · typically 1-3 weeks

Inspection

The buyer hires inspectors and you respond to repair requests. This is usually the first big renegotiation point after contract.

Give the buyer's inspector full access
YouOn the inspection date scheduled by the buyer
Make sure the home is unlocked, utilities are on, and pets are secured for the inspection. Inspectors typically need 2-4 hours and check the roof, foundation, plumbing, electrical, HVAC, and appliances.
Cost: $0
Allow a radon test if the buyer requests one
YouWithin the inspection period
Ohio has Zone 1 (highest-risk) radon counties across most of the northern and central part of the state, including Cuyahoga, Franklin, Hamilton, Summit, Lucas, and Stark. A radon test takes 48 hours and the home must stay closed during it — keep windows shut and avoid running fans that vent outside.
Cost: $0
Review the inspection report and repair requests
Your agentWithin the inspection contingency window
After the inspection, the buyer will usually ask for repairs, credits, or a price reduction. Read the report carefully with your agent and decide what is reasonable to fix and what to push back on.
You'll need
- Inspection report
- Buyer's repair request
Cost: $0
Update your disclosure if the inspection reveals new known issues
YouAfter reviewing inspection findings
If the inspection turns up a hidden defect you genuinely did not know about, you have no duty to update the form. But once you do learn about a material latent defect — like an active radon level or a leaking underground tank — your knowledge has changed and you should disclose it.
You'll need
- Updated property disclosure form
Cost: $0
Negotiate repairs, credits, or a price reduction
Your agentWithin the inspection contingency window
You and the buyer can agree on the seller doing repairs before closing, giving a closing cost credit, or lowering the price. Get any agreement in writing as an addendum to the contract — verbal promises are not enforceable.
You'll need
- Inspection response addendum
Cost: varies
Complete agreed repairs and keep receipts
YouBefore final walkthrough
If you agreed to repairs, hire licensed contractors where required and keep all invoices and receipts. The buyer's agent will likely ask for proof and may want to re-inspect the work before closing.
You'll need
- Contractor invoices
- Permit documents
Cost: varies

Phase 5 of 7 · typically 2-4 weeks

Loan & Appraisal

The buyer's lender orders an appraisal and finalizes the loan. Your job is to support access and avoid changes that affect value.

Give the appraiser access to the home
YouWhen the appraiser schedules the visit
The buyer's lender hires the appraiser, who will need 30-60 minutes inside and outside to measure rooms, take photos, and check overall condition. Make the home accessible and tidy on the scheduled date.
Cost: $0
Respond if the appraisal comes in low
Your agentWithin a few days of receiving appraisal
If the appraised value is below the contract price, the buyer's lender may not approve the full loan. Options include lowering the price, asking the buyer to bring more cash, or providing comparable sales for an appraisal challenge.
You'll need
- Appraisal report
- Comparable sales data
Cost: $0
Avoid changes that affect the property's value
YouThroughout the loan and appraisal period
Until closing, do not start renovations, remove fixtures, or take down anything the buyer expects to be there. Any change can complicate the appraisal, the final walkthrough, or trigger a contract dispute.
Cost: $0
Respond quickly to lender document requests
YouWithin 24-48 hours of any request
The buyer's lender may need things like an HOA estoppel letter, condo questionnaire, or proof you completed a repair. Get these back fast — every delay can push closing.
You'll need
- HOA estoppel letter
- Condo questionnaire
Cost: $50-300 typical
Confirm the buyer removes the financing contingency
Your agentOnce buyer has loan approval
When the buyer's loan is fully approved, they should remove or waive the financing contingency in writing. After that point, the deal is much harder for them to back out of.
You'll need
- Financing contingency removal addendum
Cost: $0

Phase 6 of 7 · typically 1-2 weeks

Pre-Closing

Final paperwork, the buyer's walkthrough, and your move-out logistics all come together in the last week or two.

Schedule the final walkthrough
Your agent1-3 days before closing
The buyer typically does a final walkthrough 1-3 days before closing to confirm the home's condition, that agreed repairs were done, and that included items are still there. Have the home clean and accessible.
You'll need
- Repair receipts
Cost: $0
Estimate your net proceeds including the Ohio conveyance fee
Escrow / title1-2 weeks before closing
Ohio charges a real property conveyance fee made up of a statewide $1 per $1,000 of sale price plus a county-specific permissive fee of up to $3 per $1,000 — so the combined max is $4 per $1,000. Ask the title company for a written net proceeds estimate using your county's actual rate.
You'll need
- Estimated settlement statement
Cost: $1-4 per $1,000 of sale price
Review your settlement statement
Escrow / title24-72 hours before closing
The title company will send you a settlement statement listing every charge — payoff of your mortgage, prorated property taxes, conveyance fee, recording fees, and commissions. Review it line by line and flag anything that looks off.
You'll need
- Settlement statement
Cost: $0
Confirm your mortgage payoff statement was ordered
Escrow / title1-2 weeks before closing
The title company orders the official payoff from your lender so the right amount gets wired at closing. Confirm the figure with the title company and include a few extra days of interest in case closing slips.
You'll need
- Mortgage payoff statement
Cost: $0
Schedule utility shut-off or transfer
You1 week before closing
Call your electric, gas, water, sewer, internet, and trash providers to schedule service to end on closing day or the day after. Some Ohio cities require a final water meter read coordinated with the city utility department.
Cost: $0
Pack, clean, and move out
YouBefore final walkthrough
Unless the contract says otherwise, you must be fully moved out and have the home broom-clean by closing. Take meter readings, leave behind any manuals or warranties, and gather all keys, garage remotes, and access codes.
Cost: varies
Confirm wire instructions for your proceeds
You1-2 days before closing
Wire fraud is common in real estate. Get the title company's wire instructions in person or by calling a phone number you found independently — never trust instructions sent only by email, especially if they change at the last minute.
You'll need
- Bank account info for receiving wire
Cost: $0

Phase 7 of 7 · typically 1 day

Closing

Closing day at the title company. You sign the deed, your mortgage gets paid off, and you receive your net proceeds.

Sign the deed and closing documents at the title company
Escrow / titleClosing day
In Ohio, closings are handled by the title company, not an attorney. You will sign the deed, seller affidavits, the settlement statement, and any tax forms in front of a notary at the title company's office or at a remote signing.
You'll need
- Government-issued photo ID
- All keys, garage remotes, and access codes
Cost: $0
Pay the county conveyance fee
Escrow / titleAt closing
The county auditor collects the conveyance fee at closing and the title company handles the math. Cuyahoga County charges the full $4 per $1,000 of sale price; Franklin and Hamilton charge $3; Montgomery charges $2; many rural counties charge $1-2.
Cost: $1-4 per $1,000 of sale price
Pay off your existing mortgage from sale proceeds
Escrow / titleAt closing
The title company wires your loan payoff straight to your lender out of the sale proceeds. Within a few weeks the lender records a release of mortgage with the county recorder so the title is fully clear in the buyer's name.
Cost: $0
Pay agent commissions per the listing agreement
Escrow / titleAt closing
The commissions you agreed to in the listing agreement come out of your proceeds at closing. The title company sends those funds directly to the listing brokerage and, if you agreed to compensate the buyer's agent, to that brokerage too.
You'll need
- Listing agreement
Cost: varies
Receive your net proceeds
Escrow / titleAt closing or next business day
After all payoffs, fees, and commissions are subtracted, the title company wires your net proceeds to the bank account you confirmed earlier. Most Ohio sellers receive funds the same day or the next business day.
Cost: $0
Hand over keys and possession
YouAt closing or per contract
Possession transfers per the contract — usually at closing or by a stated time soon after. Leave all keys, garage door openers, mailbox keys, alarm codes, appliance manuals, and any warranties for the buyer.
Cost: $0
Cancel homeowners insurance and keep your closing packet
YouDay after closing
Cancel your homeowners insurance effective the day after closing — never before, in case the deal slips. Keep the full closing packet, settlement statement, and any repair receipts in a safe place; you will need them at tax time.
You'll need
- Closing packet
- Settlement statement
Cost: $0

Sources

Last updated May 15, 2026