Updated November 2026. For Ohio owners who will sign a purchase agreement without a listing agent: what the form is, what must be in it, how a buyer can get out, and what Ohio law adds. Ohio Revised Code sections read between October 28 and November 6, 2026.
An Ohio real estate purchase agreement is a written contract, signed by buyer and seller, that sets the price, earnest money, financing, inspection and closing dates. Ohio has no required state form. As of November 2026, a seller also owes the R.C. 5302.30 disclosure form and a county conveyance fee of $1 to $4 per $1,000.
Jump to: 📋 Is there a form? · 🪜 What goes in it · ⏱️ Backing out · 💲 Fees and costs · 🏠 Closing · ❓ FAQ
Ohio purchase agreement, in short
- A contract to sell land has to be in writing and signed to be enforced (R.C. 1335.05). A text saying “deal” won’t do.
- If the buyer gets the state disclosure form after signing, they can cancel within 3 business days of receiving it, up to 30 days after acceptance or closing, whichever comes first.
- The county conveyance fee is 10 cents per $100, and counties may add up to 30 cents more. On $246,000, that’s $246 to $984.
- A land installment contract must be recorded within 20 days of signing (R.C. 5313.02).
This is general information, not legal advice. Ohio law changes, and every sale has its own facts, so have an Ohio real estate attorney review your contract.
This page sticks to the contract. For the whole sale, see how to sell a house by owner in Ohio. For the clause-by-clause basics that apply in every state, read our national guide to the real estate contract for sale by owner. If you’re comparing states, our Drafting a For Sale By Owner (FSBO) Contract in Florida guide shows how different the disclosures and taxes can be.
Does Ohio have a standard real estate purchase agreement?
No. Ohio has no single required state contract. Buyers’ agents usually bring a form from their local REALTOR® board, and unrepresented buyers often have an attorney draft one. In most Ohio sales, the buyer’s side writes the first offer and you reply with an acceptance, a rejection or a counteroffer. Selling by owner doesn’t change that rhythm. What changes is who checks the fine print: you, or a lawyer you pay by the hour or a flat fee.
Can you write your own? Yes, as long as it’s in writing and signed. Under R.C. 1335.05, nobody can enforce a contract for the sale of land unless it’s in writing and signed by the person being held to it. Beycome sellers get state forms in the dashboard, under Legal Forms, and offers come in with e-signature, so each version is dated for you.
What must an Ohio purchase agreement include?
Whatever the form, check that it covers these terms with dates, not words like “soon”.
| Term | What to check in Ohio |
|---|---|
| Price and earnest money | The amount, the due date, and who holds it. A title agency or attorney is the usual choice. |
| Financing | Cash or loan, the loan type, and a firm deadline for loan approval. |
| Appraisal | Whether a low appraisal lets the buyer cancel or only renegotiate. |
| Inspection | Number of days to inspect, and how repair requests get answered. |
| Disclosure receipt | A line showing when the buyer received and signed the state disclosure form. |
| What stays | Appliances, fixtures, window treatments and anything else that goes with the home. |
| Title and closing | Who picks the title agency, who pays for the owner’s title policy, and the closing date. |
| Possession | The day and hour the buyer gets the keys. |
Offers and counteroffers
You can change any term and send it back. Keep every version in writing and dated. Once you both sign the same final version, you have a binding contract. A text that says “deal!” doesn’t count.
For regulatory background on mortgages and closing papers, the Consumer Financial Protection Bureau at ConsumerFinance.gov explains the Loan Estimate and Closing Disclosure your buyer’s lender will send. Nolo covers contract basics in plain English if you want to read up before you call a lawyer.
Can a buyer back out of an Ohio purchase agreement?
Yes, on the terms in the contract, plus one exit written into state law. Here are the usual ones.
| Exit | Where it comes from | How to limit the risk |
|---|---|---|
| Late disclosure form: 3 business days from receipt | R.C. 5302.30 | Hand over the form before anyone signs. |
| Inspection | Your contract | Set the number of days and how repair requests get answered. |
| Financing | Your contract | Ask for a pre-approval letter and a firm loan date. |
| Low appraisal | Your contract | Say whether it lets the buyer cancel or only renegotiate. |
| Default | Your contract | Read who keeps the earnest money, and who holds it. |
The state form is covered in depth in our guide to the Ohio seller disclosure form. The short version: under R.C. 5302.30, anyone selling a home with one to four units must deliver a signed, dated copy to the buyer “as soon as is practicable.” It asks what you actually know about the water supply, sewer, roof, foundation and hazards like radon. It isn’t a warranty. If the buyer receives it after signing, they can cancel in writing within 3 business days of receipt. That right ends 30 days after you accepted the offer, or at closing, whichever comes first. If they cancel, you return the deposit. An amendment can restart the same window.
Ohio is often called a “buyer beware” state. That protects you on things you couldn’t know. It doesn’t cover a defect you know about and leave off the form. For homes built before 1978, federal rules add the lead paint disclosure, the EPA pamphlet and a 10-day chance for the buyer to test, per the EPA.
What does an Ohio purchase agreement commit the seller to pay?
The one Ohio-specific cost is the conveyance fee, paid by the seller to the county auditor before the deed is recorded. The contract and the deed both identify the home by its parcel number; here’s how to find your Ohio parcel number. R.C. 319.54 sets a base fee of 10 cents per $100 of value (at least $1). R.C. 322.02 lets each county add a real property transfer tax of up to 30 cents per $100. So the total runs from $1 to $4 per $1,000, depending on your county.
| Sale price | Base fee only (10¢ per $100) | With the county maximum (40¢ per $100) |
|---|---|---|
| $200,000 | $200 | $800 |
| $246,000 (Ohio typical value, Sept. 2026) | $246 | $984 |
| $400,000 | $400 | $1,600 |
The $246,000 row uses the Zillow Home Value Index for Ohio in September 2026, up 3.2% over the year. Your county auditor’s site lists the local rate.
Other costs are the ones every seller sees: your share of title and closing fees, any attorney review you choose, prorated property taxes, and paying off your mortgage. If the buyer’s agent asks you to pay their fee, that’s your call and fully negotiable. NAR’s settlement page for home sellers notes that such offers can’t be shown on the MLS. If you agree, put it in a separate written agreement with that agent and make sure the purchase contract matches it.
Can you sell on a land contract in Ohio?
Yes. In a land installment contract, you finance the buyer, they pay you monthly, and the deed passes when the contract is paid off. It can open the door to a buyer who can’t get a bank loan.
Ohio puts duties on the seller here. R.C. 5313.02 says you must record the contract within 20 days after both of you sign it and deliver a copy to the county auditor. The disclosure form rule covers land contracts too. Have an Ohio attorney draft this one. A one-page template won’t protect you if payments stop.
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Most Ohio closings run through a title agency, sometimes with an attorney. The title agency holds the earnest money, searches the title, prepares the settlement statement, collects the conveyance fee and records the deed. Under R.C. 5301.01, the deed must be signed and acknowledged before a notary or another listed official.
Closing in Ohio soon? Beycome Title handles title and closing in Ohio, with Prepaid Pricing of $299 at checkout (instead of $345). It also closes in Florida, Texas, Michigan, Illinois and Indiana. You and the buyer can pick any title agency you like, and Beycome works with local title companies, lenders and agents every day.
After closing, the IRS usually gets a report of the sale. If you lived in the home for two of the last five years, you may exclude up to $250,000 of gain, or $500,000 for a married couple filing jointly, under IRS Publication 523.
What mistakes do Ohio sellers make in a purchase agreement?
- Handing over the disclosure form after the contract is signed, which opens the 3-day cancellation window.
- Leaving the radon, septic or lead questions blank instead of answering what you know.
- Forgetting to say who pays for the owner’s title policy and any HOA transfer fee.
- Holding the earnest money yourself instead of using a title agency.
- Agreeing to repairs by text without adding them to the contract.
- Pricing from a guess. A free home value check takes a few minutes.
About 36% of Beycome sales closed so far in 2026 had a buyer with no agent (Beycome internal data, 2026). In those deals the contract is the only referee, so firm dates matter even more.
How does Beycome help Ohio sellers?
Beycome is a full platform to sell, buy and close. It’s an alternative to the traditional route, not a fight with it. With Beycome’s flat-fee MLS listing, your home goes on the major home search sites and the MLS for $99, with $0 to Beycome at closing. In Ohio, Beycome lists on MLS Now, Columbus and Central Ohio MLS, Greater Cincinnati MLS, Northwest Ohio MLS (NORIS), Dayton MLS and My State MLS Ohio (Beycome internal data, October 2026). Offers arrive in your dashboard with help from the Artur AI assistant. If a buyer’s agent asks to be paid, a free “Compensation Agreement” template sits in Legal Forms; it’s your call.
Beycome has worked with 22,000+ homeowners, who saved over $225 million, with a home sold every 30 minutes (Beycome internal data, October 2026). Learn how selling on your own works step by step, or start from our For Sale By Owner (FSBO) contract page and tools.
Want an expert alongside you? Beycome Concierge is $1,399. Our experts work with you on offers, paperwork and closing whenever you need them, and every decision stays yours.
Moving within Ohio? The Beycome buyer program is open to every buyer on homes listed by other agents (the commission credit can’t apply where no buyer-agent commission is offered, like most FSBO homes, or on homes listed by Beycome sellers). Selling and buying at once? Read How to Successfully Buy and Sell a Home at Once.
Ohio real estate purchase agreement: questions
Does Ohio have a standard real estate contract?
No. Ohio has no required state form. Most deals use a local REALTOR® board form or an attorney’s draft.
Can I write my own real estate contract in Ohio?
Yes, if it’s in writing and signed. Many owners still pay an Ohio attorney to review it, and on a land contract that’s money well spent.
Who drafts contracts in Ohio?
Either side can. Usually the buyer or the buyer’s agent writes the offer on a local board form, and you reply. If neither side has an agent, an Ohio attorney can draft one for a set fee.
What does caveat emptor mean?
“Let the buyer beware.” In Ohio, buyers are expected to inspect for defects they could find. It doesn’t excuse a seller who hides a known defect or leaves it off the state disclosure form.
Are appraisal contingencies required?
No law requires one, but most financed buyers include it because the lender orders an appraisal. The clause should say whether a low value lets the buyer cancel or only renegotiate.
Do I need an attorney?
No, it’s not required in Ohio; it’s your choice. Many owners pay an attorney to review the contract, and a title agency runs the closing. On a land contract, an attorney is worth it.
How much is the conveyance fee in Ohio?
From $1 to $4 per $1,000 of value: a 10-cent base fee per $100, plus up to 30 cents per $100 if your county adds it. The seller pays it before the deed is recorded.
Prices as of November 2026. “$0 at closing” means no Beycome fee at closing; the conveyance fee, title and recording costs, taxes and any buyer-agent compensation you agree to still apply. Basic and Enhanced get offer help from the Artur AI assistant, not a person. Concierge $1,399; Basic is $129 in California and Illinois. Buyer credit: Beycome keeps 1% (minimum $1,499), lender approval required, not on FSBO homes or homes listed by Beycome sellers. Beycome Title: Florida, Texas, Michigan, Ohio, Illinois and Indiana.
Ohio home value: Zillow Home Value Index, September 2026, statewide; your county may be far above or below it. Commission figures, where mentioned, are not set by law or NAR rules and are negotiable; sellers choose whether to offer buyer-agent compensation, and since August 17, 2024 such offers aren’t shown on the MLS. General information, not legal advice; rules vary by state, county and MLS.
Sources
- Ohio Revised Code 1335.05, agreements that must be in writing, read November 6, 2026.
- Ohio Revised Code 5302.30, residential property disclosure form, read November 6, 2026.
- Ohio Administrative Code 1301:5-6-10, residential property disclosure form, read October 28, 2026.
- Ohio Revised Code 319.54(G)(3), county auditor conveyance fee, read October 28, 2026.
- Ohio Revised Code 322.02, real property transfer tax, read October 28, 2026.
- Ohio Revised Code 5313.02, land installment contracts, read October 28, 2026.
- Ohio Revised Code 5301.01, signing and acknowledging deeds, read October 28, 2026.
- EPA, Real Estate Disclosures about Potential Lead Hazards, read October 28, 2026.
- NAR, Home Sellers: What the NAR Settlement Means for You, read October 28, 2026.
- IRS Publication 523, Selling Your Home, read October 28, 2026.
- Zillow Research, Home Value Index, September 2026 (Ohio statewide).
- Beycome, listing package features and MLS coverage, November 2026.
Other FSBO resources:
- Drafting a For Sale By Owner (FSBO) Contract in Georgia.
- Drafting a For Sale By Owner (FSBO) Contract in Texas.
- Drafting a For Sale By Owner (FSBO) Contract in Michigan.
- Complete Guide to FSBO Contracts and Flat Fee MLS Strategies.
- Sell your Columbus, OH home by owner.
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