How to Buy a House in Ohio: The Home Buying Process

Updated September 24, 2025

Buying a home is exciting—and a big financial decision. This in‑depth guide breaks the process into clear steps tailored to buyers in the Dayton metropolitan area, including Butler, Warren, and Clinton counties. Whether you’re a first‑time buyer or moving up, you’ll learn what to expect at every stage and how a Coldwell Banker Heritage agent can help.

1) Set Goals & Budget

Clarify your why. Are you relocating for work, planning for more space, downsizing, or investing? Your timeline, location, and home type will flow from your goals.

Build a working budget. Include monthly principal/interest, property taxes, homeowners insurance, any HOA/condo dues, utilities, internet, and routine maintenance. A simple rule of thumb is to keep your total housing costs within a comfortable share of your take‑home pay while maintaining an emergency fund.

Estimate closing costs. In Ohio, buyers typically plan for ~2–5% of the purchase price for closing costs (varies by loan type, lender, and county fees). Your lender can provide a Loan Estimate for your scenario.

2) Check Credit & Build Savings

Pull free credit reports and monitor your scores. Correct errors, pay down revolving balances, and avoid opening new accounts right before applying.

Save for down payment + reserves. Conventional loans can require as little as 3–5% down; FHA 3.5%; VA/USDA may allow 0% down if you qualify. Extra reserves improve your options and peace of mind.

Look into assistance. Start with our local resource: Down Payment Assistance Guide. You may also find county, city, and statewide programs that offer grants or forgivable loans.

3) Explore Loans & Get Pre‑Approved

Compare loan types and terms. 

• Fixed vs. adjustable
• Conventional
• FHA vs. VA vs. USDA 
• Points vs. No points. 
• Ask lenders to show total costs over 5–7 years and the full term.
• See our full guide: Mortgage Loan Options to Consider.

Get pre‑approved (not just pre‑qualified). A pre‑approval reviews income, assets, credit, and debts and issues a letter that strengthens your offer. Keep finances steady—avoid large purchases or job changes until after closing.

Local help: Start your application with our mortgage partner, PrimeLending. >> Explore Mortgage Loan Services

Documents to gather: 

• Pay stubs
• W‑2s/1099s
• Recent bank/asset statements
• ID
• Residence history
• Gift Letters (if applicable)

4) Choose Your Agent & Sign Your Buyer Agreement

A great local agent is your strategist, analyst, and advocate—bringing neighborhood insight, pricing expertise, and negotiation skills.

Written buyer agreement. Before touring homes with an agent (in‑person or virtually), you’ll sign a written agreement outlining services, term, and how your agent is compensated. Compensation is negotiated and may be paid by the buyer, by the seller via concession, or a combination. Your agent will explain options and timing.

What your agent handles: Search strategy, private showings, comps and pricing, offer drafting, negotiation, timelines, contingency tracking, and coordination with your lender and title company.

Find your agent here: Coldwell Banker Heritage Agent Directory

5) House Hunting in the Dayton Area

Dial in your criteria. Bedrooms/baths, parking, commute, accessibility needs, outdoor space, home office, and condition. Separate must‑haves from nice‑to‑haves.

Neighborhood discovery. Explore communities across Butler, Warren, and Clinton counties and the broader Dayton metro. Use publicly available data for commute times, amenities, and school district information. Your agent can share market and housing stock insights—without steering—so you can choose what’s best for you.

Tour efficiently. Group showings, bring a checklist, and take photos/notes. Watch for signs of deferred maintenance (roof age, moisture, electrical panels, HVAC, foundation).

Start searching here: Dayton Area Home Search

6) Make a Competitive Offer

Lean on the comps. Your agent prepares a Comparative Market Analysis (CMA) and offer strategy based on price trends, days on market, and the property’s condition.

Common offer components:

• Price and financing terms
• Earnest money deposit (often 1–2% of price; varies by area)
• Contingencies (inspection, appraisal, financing, sale of current home)
• Requested inclusions/exclusions and closing date
• Buyer broker compensation approach per your agreement (discuss structure and any seller concessions)

Negotiation tips: Be responsive and flexible on timing; consider appraisal gap strategies with counsel from your agent and lender.

7) Inspections & Due Diligence

General home inspection by a licensed or credentialed inspector.

Common add‑ons in SW Ohio: Radon test, wood‑destroying insect (WDI/termite) inspection, sewer scope for older lines, chimney inspection, and well/septic evaluations where applicable.

Renegotiation options may include seller repairs, credits, or price adjustments depending on your contract.

8) Appraisal & Underwriting

Your lender orders an appraisal to confirm market value and risk. If the appraisal is low, options include renegotiation, a price change, increased down payment, or cancellation per contingency terms.

Underwriting verifies your documents and the property. Respond quickly to any conditions to keep timelines on track.

9) Title, Insurance & Closing Prep

Title work: The title company searches for liens, easements, and verifies ownership. Consider an owner’s title insurance policy for additional protection.

Homeowners insurance: Secure coverage and provide your lender the binder before closing. Flood insurance may be required in mapped zones.

Cash to close: Review your Closing Disclosure (CD) at least 3 business days before closing. Verify wiring instructions directly with the title company to avoid fraud.

10) Final Walkthrough & Closing Day

Final walkthrough: Confirm agreed repairs are complete and the home is in the expected condition.

Closing: Sign final documents, pay remaining funds, and receive keys. Bring a government ID; confirm whether funds must be wired or if a certified check is acceptable (varies by title company).

11) After You Get the Keys

• Change locks and codes
• Set up utilities and mail forwarding
• Review warranties, manuals, and service records
• Ask your county auditor about Homestead or other property tax programs you might qualify for
• Start a seasonal maintenance plan to protect your investment

12) FAQs

How long does the process take? From accepted offer to closing, many loans close in ~30–45 days depending on appraisal and underwriting timelines.

How much do I need for a down payment? It varies by loan. Some programs allow low or no down payment if you qualify. Pair savings with eligible down payment assistance.

Who pays closing costs and agent compensation? Closing costs are usually paid by the buyer, though you can negotiate seller credits. Buyer‑agent compensation is set in your written buyer agreement and may be paid by you, by the seller via concession, or a combination—discuss your options early.

What if the inspection finds issues? You can request repairs, credits, or a price change—or, depending on your contract contingencies, you may be able to cancel.

Ready to Start?

• Connect with a Local Agent: Agent Directory
• Browse Listings: Dayton Area Home Search
• Get Pre‑Approved with PrimeLending: Mortgage Loan Services
• Explore Assistance: Down Payment Assistance Guide

Disclosure: This guide is for general educational purposes and is not legal, tax, or financial advice. Program availability, eligibility, interest rates, and fees change over time. Always consult your lender, attorney, or tax professional for advice specific to your situation.

About Coldwell Banker Heritage

Serving buyers across the Dayton metro, Butler County, Warren County, and Clinton County, our experienced agents bring local market expertise, negotiation skill, and a client‑first approach to help you move with confidence.