Frequently Asked Questions
You’re making a significant financial decision. You should have clear, honest answers before you sign anything. Below are the questions Cincinnati and Northern Kentucky homeowners ask us most — answered straight.
If you don’t see your question here, call or text us directly at (513) 986-5381. We’re happy to talk through your specific situation with no pressure and no obligation.
About LSM Homes
Q: Will you be listing my house on the MLS or actually buying it?
We are buyers, not agents. LSM Homes purchases homes directly — we never list your property on the MLS, hold open houses, or bring buyers through your home. When we make you an offer, we are the buyer. We close in our own name using our own capital. No bank financing, no third-party investors, no contingencies that could fall through.
Q: Are you a wholesaler?
No — and this distinction matters enormously for sellers. Most “we buy houses” companies in Cincinnati are wholesalers. They get your home under contract and then spend weeks trying to find an investor to assign that contract to. If they can’t find one, your deal collapses — and you’ve wasted critical time.
LSM Homes is a direct buyer. We close in our own name on every transaction. The company that makes you an offer is the company on your closing documents. Period.
Q: How do I know you’ll actually close?
This is the most important question you can ask any cash buyer — and we’re glad you’re asking it.
When LSM Homes enters into a purchase agreement with you, we immediately deposit non-refundable earnest money into escrow. That money is at risk if we don’t perform. We don’t have a broad inspection contingency designed to give us an easy exit. We don’t need to find a third-party investor to fund the deal. We are committed from the moment we sign — and our earnest money proves it.
Q: Are you a local company?
Yes. LSM Homes is based in Cincinnati, Ohio. We buy homes throughout Greater Cincinnati and Northern Kentucky — including Hamilton County, Butler County, Clermont County, and Boone County, KY. We know these markets, these neighborhoods, and the specific circumstances that lead local homeowners to need a fast, clean sale.
Q: How long have you been buying houses?
We’ve been purchasing homes in the Cincinnati area for years and have completed transactions across dozens of neighborhoods — from Hyde Park and Madisonville to Fairfield, Loveland, Mason, and across the river into Hebron and Boone County, KY.
The Offer & Process
Q: How do you determine what to offer for my house?
We base every offer on three things:
- After Repair Value (ARV) — what comparable homes in your specific neighborhood have recently sold for in good condition
- Estimated repair costs — a realistic assessment of what it will cost us to bring the property to market condition
- Carrying and closing costs — the costs of holding, insuring, financing, and eventually reselling the property
We’ll walk you through exactly how we arrived at your number. If something doesn’t make sense, ask us. We have nothing to hide.
Q: Will your offer be a lowball number?
We make fair offers — not inflated numbers designed to get you under contract so we can renegotiate later (a common wholesaler tactic known as “re-trading”). Our offer reflects real market data and honest repair estimates.
That said, a direct cash sale will typically come in below full retail market value — because we’re buying as-is, paying all closing costs, skipping the agent commissions, and providing certainty and speed that a traditional listing can’t. For many sellers, the net difference between our offer and a traditional sale is smaller than they expect — and the speed, certainty, and simplicity are worth it.
Q: Is there any obligation when I request an offer?
None whatsoever. Getting an offer from LSM Homes is completely free and carries zero obligation. You are not required to accept, and we will never pressure you. We want you to make the best decision for your situation — even if that means not selling to us.
Q: How quickly can you close?
We can close in as little as 7 days from the time you accept our offer. Most closings happen within 14–21 days, giving time for title work to be completed. If you need more time — 30, 45, or 60 days — we accommodate your schedule. You set the date.
Q: What happens after I accept your offer?
Once you accept:
- We execute a purchase agreement
- Non-refundable earnest money is deposited into escrow immediately
- We open title with a reputable local title company
- We schedule your closing date — chosen by you
- You show up at closing, sign the documents, and walk away with your money
That’s it. No surprises, no last-minute renegotiations, no mystery buyers appearing at closing.
Q: Do I need to be present at closing?
In most cases, yes — or you can arrange for a power of attorney if you’re unable to be there in person. Our title company can walk you through remote closing options if needed.
Costs & Fees
Q: Are there any fees or commissions?
None. Zero. You pay nothing to sell your home to LSM Homes.
- No agent commission
- No closing costs passed to you
- No repair credits demanded at the table
- No hidden fees
We cover all standard closing costs on our end. What we agree to in the purchase price is exactly what you receive at closing.
Q: Do I need to make repairs before selling?
No. We buy homes in any condition — as-is. Roof damage, foundation issues, outdated kitchens, fire damage, water damage, problem tenants, full cleanouts needed — it doesn’t matter. We assess the property in its current condition and make our offer accordingly. You don’t spend a dollar or lift a finger before closing.
Q: What about my mortgage — does it need to be paid off first?
No. If you have an outstanding mortgage, it gets paid off at closing from the proceeds of the sale — just as it would in a traditional sale. You receive whatever is left after your mortgage payoff. Our team and the title company handle all of this as part of the closing process.
Property & Situation Questions
Q: What types of properties do you buy?
We buy single-family homes, multi-family properties (duplexes, triplexes, small apartment buildings), and rental properties throughout Greater Cincinnati and Northern Kentucky. Properties can be vacant, owner-occupied, or tenant-occupied. Condition doesn’t matter.
Q: Do you buy rental properties with tenants in them?
Yes. Tenant-occupied properties are not a problem. We’ll review any existing leases as part of our assessment and factor the situation into our offer. You don’t need to evict anyone before selling to us.
Q: My house needs major repairs. Will you still buy it?
Yes — this is actually one of the most common situations we help Cincinnati homeowners with. Major repair needs (roof replacement, foundation work, HVAC failure, extensive water or fire damage) make traditional listing difficult and expensive. We buy these properties as-is and handle all repairs ourselves after closing.
Q: Can you help if I’m facing foreclosure?
Yes, and time matters in foreclosure situations. If you’ve missed mortgage payments and foreclosure proceedings have begun — or are approaching — we can often close fast enough to resolve the situation before it permanently damages your credit and financial future. Call us immediately at (513) 986-5381) so we can assess your timeline.
Q: Can you buy an inherited property that’s going through probate?
Yes. We work with estate attorneys and executors regularly and have experience navigating the probate process in both Ohio and Kentucky. We can often purchase a property while probate is still underway, depending on the circumstances. We’ll be upfront with you about what’s possible in your specific situation.
Q: I’m going through a divorce. Can you help?
Yes. Selling a jointly-owned home during divorce is one of the most common situations we handle. We work with both parties and their attorneys to structure a clean, fast transaction that allows everyone to move forward. We can close on a timeline that aligns with your divorce proceedings.
Q: Do you buy houses in Kentucky, not just Ohio?
Yes. In addition to Greater Cincinnati, we actively purchase homes throughout Northern Kentucky — including Boone County communities such as Hebron, Florence, Burlington, Union, and Walton. Kentucky closings follow state-specific procedures (Kentucky is an attorney state), and we work with reputable Northern Kentucky title attorneys to ensure a smooth, compliant closing.
One Final Question Worth Asking
Q: What question should I ask every cash buyer before I sign?
“Will you be closing on this property yourself, or will you assign this contract to another buyer?”
A legitimate direct buyer — like LSM Homes — will answer immediately and confidently: we close in our own name.
If a company hesitates, gives a vague answer, or says something like “we work with a network of investors” — you are talking to a wholesaler. Your closing is not guaranteed. Walk away.
Still Have Questions?
We’re real people, and we’re happy to talk through your situation with no pressure and no obligation.
Call or text: (513) 986-5381
Online: lsmhomes.com
We respond within 24 hours — usually much faster.
LSM Homes is a Cincinnati-based direct real estate buyer serving Greater Cincinnati and Northern Kentucky. We close in our own name with non-refundable earnest money. We are not wholesalers, and we never charge commissions or fees.