Sell My House Fast in Middletown, OH
InTym Properties buys houses in Middletown, Ohio, directly, in any condition. You get a written offer usually within 48 hours, signed by InTym Properties, with the math shown line by line. No repairs, no fees, no obligation. Email hello@intymproperties.com or call/text (650) 540-1854.
†every offer signed · proof of funds on request · no obligation, in writing
What is the Middletown market doing?
median price $210,000 · 47 days on market · +1.6% YoY · financed close 30 to 45 days
InTym close: your date, as soon as 7 days
A financed Middletown sale runs about three months once 47 days on market stacks on a 30-to-45-day close, and the median comes off a 59-sale sample, thin enough that a few closings on either side of the county line can move it. The InTym Properties version is one walkthrough, one written offer, one date you pick.
Get your Middletown offer.
How does InTym Properties calculate your offer?
Middletown, OH · comps and repair pricing vary by house
- ARV (fixed-up value)
- $210,000
- repairs
- −$38,000
- InTym Properties' costs
- −$21,000
- InTym Properties' margin
- −$12,500
- your offer
- = $138,500
ARV anchored to the May 2026 median sale price (Redfin Data Center) · your offer uses your house, your comps, your repairs
How does selling to InTym work in Warren County?
Tell InTym Properties about the property
Two minutes. Any condition, any situation.
Read the offer
Within 48 hours, signed, age and repair issues priced in.
Pick the date
Licensed title company on the correct side of the county line. Costs itemized before you sign.
How does selling to InTym compare to an agent?
| InTym | Agent | |
|---|---|---|
| Repairs | None. Bought as it sits | Typically required to appraise or sell |
| Showings | One walkthrough | Weeks of them |
| Agent commission | $0 | ~5 to 6% of sale price |
| Transfer tax + closing costs | Itemized in writing before you sign | Seller typically pays transfer costs plus title fees |
| Appraisal contingency | None | Standard, and it kills deals |
| Timeline | Your date, as soon as 7 days | 47 days median on market, plus ~30 to 45 to close |
On the ground in Middletown.
Situations InTym Properties handles here
- inherited and probate sales, through Common Pleas in Hamilton or Lebanon depending on which side of the county line the parcel sits
- aging steel-era housing stock with deferred maintenance on the west and north sides
- historic-district review requirements in the Highlands, Oakland, South Main, Central Avenue, and Main Street districts
- Great Miami River flood history and flood-zone questions on riverfront-adjacent lots
- code enforcement, open violations, and vacant-house registrations on older stock
- tired landlords and estate cleanouts across both counties
- tax liens and pre-foreclosure through the Warren or Butler County Court of Common Pleas
Areas InTym Properties buys in
As Warren County cash home buyers, InTym Properties buys houses in Middletown in any condition: the areas above are only where we are most active.
How closing works here
One honest caveat first: Middletown's city limits straddle the Warren-Butler county line. Most of the city sits in Butler County, and parcels on the east side fall in Warren County, so the county auditor, recorder, and Court of Common Pleas that touch your file depend on which side of the line the parcel sits. On the Warren side the conveyance fee runs $3.00 per $1,000 of sale price ($1.00 state plus $2.00 county permissive) plus $0.50 per parcel, collected by the Warren County Auditor in Lebanon; the Butler County side runs its own conveyance fee through the Butler County Auditor in Hamilton. InTym Properties closes through a licensed title company on the correct side, itemizes every cost before you sign, and the written offer shows exactly which of those we cover.
Run the listing math on a $210,000 Middletown house.
Middletown, OH · the traditional route at the May 2026 median
- median sale price (Redfin Data Center, May 2026)
- $210,000
- agent commission, ~5 to 6%
- −$11,550 to $12,600
- Ohio conveyance fee, about $4 per $1,000
- −$840
- repairs, concessions, carrying costs
- priced per house
- median wait: 47 days on market + 30 to 45-day close
- ~2.5 to 3 months
computed from the May 2026 Redfin Data Center median for Middletown · your commission, repairs, and timeline depend on your house
On a $210,000 Middletown house, a listing means roughly $11,550 to $12,600 in commission, before repairs, concessions, or a wait of roughly 2.5 to 3 months. The closing notes above spell out what InTym Properties itemizes and covers.
“Middletown files are honest files: a steel-era house that needs work, an estate, a two-county question. InTym Properties prices the house as it sits, on whichever side of the line it sits.”
InTym Properties
InTym Properties signs every offer, including yours.
Who signs your offer
InTym Properties · (650) 540-1854
What do sellers ask in Middletown?
How fast can you actually close on a Middletown house?
As soon as 7 days if title is clear, longer if you need it. Middletown files often carry an age-of-house or two-county question, and the title company sets the legal minimum; you set the rest.
My house is in Middletown. Is it in Warren County or Butler County?
Depends on the parcel: most of the city sits in Butler County, and the east side falls in Warren County. The county line changes which auditor collects the conveyance fee, which recorder keeps the deed, and which Court of Common Pleas (Hamilton or Lebanon) would hear a foreclosure or probate. InTym Properties checks the parcel before we write the offer.
The property is in probate. Can I get an offer before it clears?
Yes. InTym Properties can make a written offer now and close when the probate division of the Court of Common Pleas (Warren County in Lebanon or Butler County in Hamilton, whichever county the estate sits in) gives the fiduciary authority to sell. Your attorney sets the real timeline.
I'm behind on payments and a foreclosure is filed. Is it too late?
Ohio foreclosure is judicial: the lender sues in the Court of Common Pleas for the county the property sits in and the house sells at a sheriff's sale after judgment. You can sell any time before the sale is confirmed; the proceeds pay off the lender and stop the case.
My house is in a historic district and needs work. Is that a problem?
No. The Highlands, Oakland, South Main, Central Avenue, and Main Street districts put exterior changes in front of the Historic Commission, and sellers often face repair costs they do not want. InTym Properties buys as is and takes on the compliance work after closing.
What do I pay at closing? What is the conveyance fee?
Every cost is itemized before you sign. On the Warren County side the conveyance fee runs $3.00 per $1,000 of sale price ($1.00 state plus $2.00 county) plus $0.50 per parcel, collected by the county auditor; the Butler County side collects its own fee through its own auditor. Your offer shows what InTym Properties covers.
How do I know this is real?
Run the same checks on every buyer, including us: search the entity name on the contract in the Ohio Secretary of State business search, ask for proof of funds in that entity's name, and ask which licensed title company will close, then call it. Under Ohio's wholesaler law (R.C. 5301.95), anyone selling a contract on your house must disclose that in writing first. We are the buyer.