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How to sell your house by owner in Ohio

For sale by owner (FSBO) in Ohio, without a realtor · rules checked · sources

Attorney at closing
Not required
Seller disclosure
Required
State transfer tax
Varies

Ohio doesn't require an attorney: a title company or escrow agent usually handles the closing. Ohio sellers must give buyers the Residential Property Disclosure Form (Ohio Department of Commerce) (ORC 5302.30; OAC 1301:5-6-10). Ohio's state transfer tax is not one flat rate, usually paid by the seller.

General information, not legal advice. Rules change and counties add their own; check with an Ohio real estate attorney or title company before you sign anything. Last checked October 20, 2026.

Ohio transfer tax and savings calculator

State transfer tax
Varies: see below
Commission you don't pay (5–6%)
$20,000–$24,000
Saved if you still pay the buyer's agent (2.5–3%)
$10,000–$12,000

Example for a $400,000 sale. State tax only; county or city taxes may add to it. Commissions are negotiable and vary; these are typical ranges, not quotes.

Steps to sell a house without a realtor in Ohio

  1. Price it from sold homes, not asking prices. Pull recent sales of similar homes nearby from the county records or the "sold" filter on the big portals, or pay a licensed appraiser for a pre-listing appraisal.
  2. Fill in the Residential Property Disclosure Form (Ohio Department of Commerce) now. Ohio requires it (ORC 5302.30; OAC 1301:5-6-10); buyers should get it before they sign. Get the official form.
  3. Make a listing buyers can judge from home. Bright photos of every room, an honest description, a floor plan and a 360° virtual tour filter out people who were never going to buy, so fewer, better showings.
  4. List it where buyers look. A flat-fee MLS listing (a broker puts you on the MLS for a fixed fee) gets you onto Zillow, Realtor.com and Redfin; add FSBO sites, social media and a yard sign with a QR code to the tour.
  5. Show it, then get offers in writing. Ask for a mortgage pre-approval or proof of funds before a showing, and decide up front whether you'll pay a buyer's agent. Accept with a written purchase agreement; the earnest money goes to the title company, not to you.
  6. Open the file with a title company. In Ohio the title company runs the title search, sells the title insurance and conducts the closing.
  7. Close. You sign a general warranty deed, the title company pays off your mortgage and records the deed with the county. The state transfer tax is paid when the deed is recorded and is usually paid by the seller.

Ohio seller disclosure

Ohio requires sellers to disclose the home's known condition in writing on the Residential Property Disclosure Form (Ohio Department of Commerce) (ORC 5302.30; OAC 1301:5-6-10). Give it to the buyer before they sign the purchase agreement: a late or missing disclosure can let the buyer cancel or sue.

Sellers of residential property must complete the state form and give it to the buyer before the buyer signs the purchase agreement; if it comes late, the buyer can rescind within a short window. Some transfers are exempt (for example foreclosure sales).

Residential Property Disclosure Form (Ohio Department of Commerce) (official source)

Whatever the state rule, a home built before 1978 needs the federal lead-based paint disclosure and the EPA pamphlet, and the buyer gets 10 days to test unless they waive it.

Ohio transfer tax

Ohio charges a real estate transfer tax when the deed is recorded, with no single flat rate. The full rule: State-mandated conveyance fee of $1 per $1,000 (0.1%) plus a county permissive fee of up to $3 per $1,000; combined up to $4 per $1,000 (0.4%) depending on county. By custom it's usually paid by the seller, but the purchase contract can split it differently.

Local taxes: County rates vary 1 to 4 mills combined; check the county auditor.

Official transfer tax source

Paperwork for selling a house without a realtor in Ohio

Sellers in Ohio usually convey with a general warranty deed. The title company, escrow officer or attorney prepares it with the other closing documents.

Also expect:

  • The grantor (seller) pays the conveyance fee to the county auditor when the deed is transferred (ORC 319.202)
  • Some cities require a point-of-sale or occupancy inspection/certificate; check your municipality

The disclosure form must be delivered before the purchase agreement is signed. Conveyance fee depends on county, so ask the county auditor for your rate.

The rest of the work is marketing: a clear listing, honest photos and a virtual tour. Tips in how to write a property listing and how to make a virtual tour with your phone.

Frequently asked questions

Can you sell a house without a realtor in Ohio?

Yes. No state requires a real estate agent to sell your own home. Ohio doesn't require an attorney: a title company or escrow agent usually handles the closing. The steps are on this page.

Do I need a lawyer to sell my house in Ohio?

No. Ohio doesn't require an attorney: a title company or escrow agent usually handles the closing. An attorney is still worth it if the contract or the title is unusual.

Are seller's disclosures required in Ohio?

Yes. Ohio sellers must give buyers the Residential Property Disclosure Form (Ohio Department of Commerce) (ORC 5302.30; OAC 1301:5-6-10). Sellers of residential property must complete the state form and give it to the buyer before the buyer signs the purchase agreement; if it comes late, the buyer can rescind within a short window. Some transfers are exempt (for example foreclosure sales). Official form or statute. Homes built before 1978 also need the federal lead-based paint disclosure.

How much is the transfer tax in Ohio?

Ohio's state transfer tax is not one flat rate, usually paid by the seller. County rates vary 1 to 4 mills combined; check the county auditor. Official source.

Who pays the transfer tax in Ohio?

In Ohio it's usually paid by the seller. Custom isn't law: the purchase contract can say who pays.

What paperwork do I need to sell my house without a realtor in Ohio?

Usually the Residential Property Disclosure Form (Ohio Department of Commerce); a written purchase agreement; a general warranty deed; the lead-based paint disclosure if the home was built before 1978; The grantor (seller) pays the conveyance fee to the county auditor when the deed is transferred (ORC 319.202); Some cities require a point-of-sale or occupancy inspection/certificate; check your municipality. The title company or attorney prepares the closing documents and records the deed.

How much do you save selling a house without a realtor in Ohio?

On a $400,000 sale, a 5–6% commission is $20,000–$24,000. If you still pay the buyer's agent, you save the listing side, about $10,000–$12,000.

Sources

General information, not legal advice. Rules change and counties add their own; check with an Ohio real estate attorney or title company before you sign anything. Last checked October 20, 2026.

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