Cleveland, Ohio · Homeowners

A fair cash offer,without the circus.

No repairs. No cleaning out. No showings, no agents, no fees. Tell us about your house and we'll bring you a real number in writing — and show you exactly how we got there.

Get my cash offer → See how it works

Takes about 2 minutes. No obligation, and no one will pressure you.

No fees, everNo commissions, no closing costs charged to you.
Any conditionLeave it exactly as it is. Take what you want, leave the rest.
Your timelineClose in a few weeks or a few months. You pick the date.
Never listedYour house is never put on the open market or advertised.
Keep reading
Who calls us

Selling the normal way isn't always worth it.

Most people who reach out aren't in trouble — they just want the whole thing to be simple. If one of these sounds like your situation, a cash sale is probably worth a conversation.

You inherited a house

A property out of state, full of a lifetime of belongings, with siblings to coordinate. We handle it as-is, contents included.

It needs more work than it's worth

Roof, furnace, foundation, water in the basement. You'd rather not pour money into a house you're leaving.

You're done being a landlord

Tenants who don't pay, calls at midnight, turnover costs. We buy occupied properties too — you don't have to evict anyone first.

You need certainty, not a maybe

Behind on taxes or payments, or a deal that already fell through once. A cash buyer doesn't depend on a bank saying yes.

The house is empty

Vacant, boarded, or sitting since a move. Every month it costs you taxes, insurance and risk — and it isn't getting easier to sell.

You're moving on

A job in another state, a divorce, downsizing, a health change. You want a date on the calendar and no showings in between.

How it works

Three steps. No pressure at any of them.

1

You tell us about the house

Fill in the short form or just call. Address, rough condition, and when you'd like to be done. If you have photos, great — if not, we'll come see it.

About 2 minutes
2

We do our homework

We look at what similar houses actually sold for near you, price out the work yours needs, and build the number from those two things. Usually a short call or a walk-through so we're not guessing.

Usually 24–48 hours
3

You get a real offer — and the reasoning

In writing, with the comparable sales and the repair estimate behind it. Ask us anything about it. If it works, you pick the closing date. If it doesn't, that's a completely fine answer.

You decide, on your timeline
The full process, step by step →
A single-family house on a quiet residential street at the end of the day
Why we take our time

Behind every address is somebody's actual life. We try to act like it.

Stock photo. Not a home we’ve purchased.
Straight talk about the number

A cash offer is lower than a listing. Here's the trade.

Anyone who tells you a cash offer matches what a fixed-up house sells for on the open market is not being straight with you. It doesn't, and it isn't supposed to.

What you're trading price for is everything else: no repairs coming out of your pocket, no commission, no closing costs, no months of taxes and insurance while it sits, no buyer's financing falling apart two weeks before closing, and a date you choose. For some people that trade is clearly worth it. For others it isn't — and if we think you'd do better listing it, we'll say so.

When we send your offer, the comparable sales and the repair estimate come with it. You'll see the reasoning, not just the number.

The same house · two ways to sell
Listing itOur offer
Repairs before saleYou pay$0
Agent commission~5–6%None
Closing costsYou payWe cover
Cleaning & showingsYou doNone
Taxes & utilities while it sitsMonthsDays
Risk the deal collapsesFinancingCash
Sale price on paperHigherLower
Illustrative comparison, not a quote. Commission and closing-cost ranges are typical for Northeast Ohio; your actual numbers depend on the property. We'll walk through yours with you.
Where we buy

Cleveland and the suburbs around it. That’s the whole map.

Stock photo. Not a home we’ve purchased.
Our promises

What we do — and what we will never do.

You can count on
  • ✓ An offer in writing, with the comps and repair estimate attached
  • ✓ A straight answer to any question about how we got the number
  • ✓ Buying it exactly as it stands — contents, tenants, code violations and all
  • ✓ A closing date you choose, moved if your plans change
  • ✓ Being told plainly if listing it would serve you better
We will never
  • ✕ Charge you a fee, a commission, or a closing cost
  • ✕ Agree on a price and then cut it before closing
  • ✕ Put your house on the open market or a public listing
  • ✕ Sell, rent or share your phone number and details
  • ✕ Call you again and again after you've said no
We're a business, not a favor. That's exactly why we tell you the truth.

We buy houses to make a living — we fix them up or pass them to a partner who does, and there has to be room in the number for the work and the risk. We're not going to pretend otherwise, because the people who pretend are the ones you should worry about.

What you should expect from us is a real number we can defend, the reasoning behind it in your hands, and no games between the handshake and the closing table. If that's not the best outcome available to you, we'd rather tell you than take it.

— OG GROUP · Cleveland, Ohio
Discretion, by default

Nobody has to know your house is for sale until you decide it is.

Stock photo. Not a home we’ve purchased.
After you hit send

Nothing happens that you didn't ask for.

Step one
A real person reads it

Not a robot, not a call center. Someone local looks at your property and your notes.

Step two
One call, at a good time

We call once to ask what the form couldn't. If it's a bad time, tell us when — or ask us to email instead.

Step three
You're in control

Say no and you'll never hear from us again. No drip campaign, no "just checking in" for the next year.

Get your cash offer

Four quick questions about the property. No obligation, and nothing gets shared with anyone.

Question 1 of 4

Where is the property?

Street address is enough — we look up the rest ourselves.

Please enter the property address so we know what we're pricing.
Yes, I own itSole owner or joint owner
Inherited / in an estateProbate, executor, family property
I own it with othersSiblings, partners, ex-spouse
Something elseWe'll figure it out together
Next →
Question 2 of 4

What kind of shape is it in?

Be honest — a rough house is not a problem here. It only changes the number, never the answer.

Move-in readySomeone could live in it tomorrow
Dated but livableOld kitchen, old bath, nothing broken
Needs real workRoof, furnace, plumbing, electric
Major damageFire, water, structural, vacant a while
Pick whichever is closest — you can't get this wrong.
Next →
Question 3 of 4

When would you like to be done?

There's no wrong answer. We move at your speed, not ours.

As soon as possibleWeeks, not months
In the next 1–3 monthsI have some time
3+ months outPlanning ahead
Just exploringI want to know the number first
Let us know roughly when — even "just exploring" is a real answer.
Next →
Question 4 of 4

How should we reach you?

One call or one email — whichever you prefer. That's it.

We need a name and a phone number (or an email) to send the offer to.
Your details are used for one thing: preparing and sending your offer. We don't sell them, share them, or add you to a list.
Send it over →

Got it — it's with us.

We'll go do the homework on your address and come back with a real number, usually within 24–48 hours. Prefer to talk it through? Call or text us at (216) 677-9031 and we'll pick it up from there.

If your mail app didn't open, no problem — nothing is lost. Copy your answers and send them to us however you like.

og.group.holdings.llc@gmail.com
The process

From first call to closing day.

No part of this is a mystery. Here is every step, what we need from you at each one, and roughly how long it takes. You can stop at any point, for any reason.

1

You reach out

The form, a phone call, or a text — whatever's easiest. We want the address, a rough sense of the condition, and how quickly you'd like to be done. Nothing you say here commits you to anything.

2 minutes · nothing binding
2

We look up the house

Before we ever call you back, we pull what similar houses nearby actually sold for in recent months, check the county records, taxes and lot, and get a first read on the work it likely needs. We'd rather come to the call prepared than ask you twenty questions.

Same day, usually
3

One conversation

A short call so we understand things a database can't: what's been fixed, what hasn't, who's living there, what matters to you about the timing. If it's easier, send photos or a quick video walk-through instead — many people do.

15–20 minutes
4

A walk-through, if it helps

For most houses we'll want to see it once, in person, so the offer is solid rather than hedged. It takes half an hour, you don't need to clean or prepare anything, and there's no one to impress. If you'd rather not, we can work from photos with a wider margin.

30 minutes · optional
5

Your written offer

A specific number, in writing, with the comparable sales we used and the repair estimate we built. Read it, sleep on it, run it by your family or your attorney. Ask us why any line is what it is — we'll answer.

Typically 24–48 hours after the visit
6

You decide

Yes, no, or "not yet." If it's no, that's the end of it — we won't hound you. If it's yes, we sign a simple purchase agreement and hand it to a local title company.

Your call, your pace
7

Title does its job

A neutral title company verifies ownership, clears liens or back taxes out of the proceeds, and holds the money. They work for the transaction, not for us — this is the part that protects you.

Usually 2–4 weeks
8

Closing day

You sign, you get paid by wire or check, and you hand over the keys. Take whatever you want with you and leave the rest — clearing the house out is our problem, not yours.

On the date you chose
No deadline but yours

You can stop at any step, and we go away.

Stock photo. Not a home we’ve purchased.
What we need from you is small.

An address, honest answers about the condition, and a way to reach you. That's the whole list. You don't need to repair anything, clean anything, empty anything, or find your paperwork. If there are back taxes, liens, a tenant, or a probate that isn't finished, tell us — those are normal, and the title company handles most of it at closing.

— OG GROUP · Cleveland, Ohio
One agreement

One price, one signature, one neutral title company.

Stock photo. Not a home we’ve purchased.

Want to see your number?

Four questions, about two minutes. You'll know where you stand — and you're free to walk away from it.

Get my cash offerRead the FAQ first
Or call us directly — (216) 677-9031
About us

Local buyers who'd rather be trusted than be quick.

OG GROUP is a registered Ohio limited liability company and a small, private real-estate buying group working in Cleveland and the surrounding suburbs. We buy houses directly from owners, as-is, with our own funds or alongside a vetted buying partner. We're not a franchise and not a call center — you'll talk to the same people from the first call to the closing table.

Registered Ohio LLCA filed company with a registered agent — look us up on the Secretary of State's business search
Neutral title companyFunds are held and disbursed by a licensed Ohio title agency, never by us
Local, not remoteCleveland and Cuyahoga County — the same two people from the first call to the closing table
Why we do it this way

This corner of the business earned its bad reputation.

Homeowners get postcards from strangers, calls from out-of-state numbers, and offers that quietly drop by twenty thousand dollars a week before closing. Nobody explains where the number came from, because explaining it would make it harder to defend.

We decided to run the opposite way: do the homework properly, put the reasoning in the seller's hands along with the price, and never move the number after we've agreed on it. It's slower. It also means the people we buy from tend to send their neighbors to us.

01

Truth, even when it costs us

If listing the house would net you more and you can wait, we'll tell you — and we've told people exactly that. An offer we can't explain isn't one we'll make.

02

The price we say is the price you get

No renegotiating on the courthouse steps, no surprise deductions, no fees appearing at closing. If something genuinely unexpected turns up, we tell you the moment we find it.

03

Respect for the situation

Behind most of these houses is an inheritance, an illness, a divorce, or a plan that didn't work out. That deserves patience and privacy, not a sales script.

What we actually buy

Ordinary houses, bought quietly.

Not mansions and not flips off a spreadsheet — everyday Cleveland houses that someone needs to be done with. Dated kitchens, tired roofs, thirty years of belongings in the basement. None of that is a problem on our side of the table.

Your house is never listed, never advertised, and never shown to strangers. The only people who know it’s for sale are you and us.

Get my cash offer →
Where we buy

Cleveland and the surrounding Cuyahoga County suburbs — Parma, Lakewood, Euclid, Garfield Heights, Maple Heights, Cleveland Heights, Brook Park, and the neighborhoods in between. Single-family houses, duplexes and small multi-family, in any condition, occupied or vacant. If you're just outside that ring, call anyway and we'll tell you honestly whether we're the right buyer for it.

— OG GROUP · Cleveland, Ohio
When you're ready

Let's start with a conversation.

Get my cash offer Email us instead
Or call us — (216) 677-9031
Stock photo. Not a home we’ve purchased.
Questions

Answered straight.

Including the uncomfortable ones. If something you want to know isn't here, call and ask — we'd rather answer it now than have you wondering.

How much is this going to cost me?+
Nothing. No fees, no commissions, no closing costs on your side, and no charge if you decide not to sell. The only money that moves is money moving to you.
How do you come up with the number?+
Two things: what comparable houses near you actually sold for recently, and what it would cost to bring yours up to that condition. We work from the first, subtract the second and the cost of carrying and reselling the house, and that's the offer. When we send it, the comparable sales and the repair estimate come with it so you can check our work.
Will you buy it in the condition it's in?+
Yes — that's the entire point. Roof, furnace, mold, fire damage, a full basement of belongings, a hoarding situation, code violations. Don't repair anything, don't clean anything out. Take what you want and leave the rest.
Is your offer as much as I'd get listing with an agent?+
No, and anyone claiming otherwise isn't being straight with you. A listed house that's been repaired and staged sells for more. What you trade that difference for is no repairs, no commission, no closing costs, no months of taxes and utilities while it sits, no showings, and no risk of a buyer's loan falling through. If your house is in good shape and you have time to wait, listing it will probably net you more — and we'll tell you that.
Do you actually buy it, or do you sell my contract to someone else?+
Both happen. Some houses we buy and renovate ourselves; for others we bring in a vetted buying partner who takes it on. Either way, you sign one agreement, at one price, and that price does not change — and we tell you which it is rather than hiding it. Your closing is handled by a neutral local title company regardless.
What if I owe back taxes, or there's a lien?+
Very common, and usually not a dealbreaker. Liens, back taxes and unpaid utilities are typically cleared out of the sale proceeds at closing by the title company. Just tell us what you know about — surprises are the only real problem.
The house is in probate / I inherited it with my siblings.+
Also common. We can usually work alongside an ongoing probate, and we're used to deals where several family members have to agree. We'll talk to your attorney directly if that makes it easier for everyone.
There are tenants living there.+
Fine. You don't have to evict anyone or wait for a lease to run out — we buy occupied properties and take on the tenancy as it stands. Please just tell us the real situation, including if they've stopped paying.
How fast can this be done?+
Typically two to four weeks from a signed agreement, most of which is the title company doing its work. If you need longer — you're waiting on a new place, a school year, or probate — we'll set the closing whenever suits you.
Am I obligated once I get an offer?+
No. An offer is a proposal, not a contract. Nothing is binding until both sides sign a purchase agreement, and you're free to say no at any point before that without a reason.
Will my house be listed publicly or advertised?+
No. It never goes on the MLS, and we don't post your address, photos or situation anywhere public. Neighbors, tenants and relatives find out from you, not from a sign in the yard.
What happens to my phone number?+
It's used to reach you about your property and nothing else. We don't sell it, trade it, or hand it to a list of other buyers. Say no and we stop contacting you — that's a rule, not a courtesy.
Do I have to be there for the closing?+
Usually not. Out-of-state sellers close remotely all the time — the title company can arrange a mobile notary or a remote signing and wire the funds to your account.
Who am I actually signing with — a company, or a person?+
A company. OG GROUP is a registered limited liability company (LLC) in the State of Ohio, with a registered agent and a public filing you can look up yourself on the Ohio Secretary of State's business search. The purchase agreement is between you and that company — not a name written on a postcard — and the money moves through a neutral, licensed Ohio title company that holds the file and disburses the funds at closing. If you want our registered entity name and filing number before you sign anything, or before you even tell us your address, ask and we'll send it.
Are you a licensed real-estate agent?+
No, and we're not acting as one. We're a registered Ohio LLC buying property for our own account — a buyer, not a broker. We're not representing you, listing your property, or charging you a commission. We can't give you legal or tax advice either — for those, please talk to your own attorney or accountant, and we're happy to work with them.
Ask anything

There is no question here we'd rather you didn't ask.

Stock photo. Not a home we’ve purchased.

Still have a question?

Call and ask. No script, no pitch — a real answer, even if the answer is "we're not the right buyer for this."

Call (216) 677-9031Get my cash offer