Buyer FAQs.

The best first step is getting pre-approved for a mortgage. It tells you exactly what you can afford and signals to sellers that you're serious. From there, connect with a Glasshouse Realty agent who knows the Dayton market — we'll help you define what you're looking for, explore neighborhoods, and start touring homes that fit your budget and lifestyle.

It depends on the loan type, but you may need less than you think. Conventional loans can require as little as 3% down, FHA loans typically need 3.5%, and VA and USDA loans may offer zero-down options for eligible buyers. Ohio also has programs like Ohio Heroes and Grants for Grads that can help with down payment assistance. A Glasshouse agent can connect you with local lenders who know these programs well.

Generally, you'll want a minimum score of 620 for a conventional loan, though FHA loans may accept scores as low as 580. Higher scores qualify you for better interest rates, which can save you tens of thousands over the life of the loan. If your credit needs work, a good lender can help you develop a plan to get you where you need to be — and we can recommend trusted local options.

Pre-qualification is a quick estimate of what you might be able to borrow — it's based on self-reported financial info and gives you a rough ballpark. Pre-approval is more thorough: the lender pulls your credit, verifies your income and assets, and issues a letter stating the loan amount you actually qualify for. A pre-approval letter carries real weight with sellers and is essential when you're ready to make an offer.

The home search can take a few weeks to several months, depending on your criteria and the market. Once your offer is accepted, closing typically takes 30 to 45 days in Ohio. In a competitive market like Dayton, being pre-approved and ready to move quickly gives you a real advantage. Your Glasshouse agent keeps everything on track from contract to keys.

Yes — absolutely. Pre-approval tells you your real budget, so you're not wasting time on homes you can't afford. It also makes your offers far more credible to sellers. In a market where good homes go fast, showing up with a pre-approval letter means you're taken seriously from the start.

You don't legally have to use one, but here's the reality: buying a home involves contracts, negotiations, inspections, appraisals, and dozens of moving pieces with real financial consequences. A buyer's agent protects your interests at every step, finds homes that match your criteria, negotiates on your behalf, and makes sure nothing falls through the cracks. In most transactions, the seller pays both agents' commissions — so having your own agent costs you nothing directly.

In most Ohio residential transactions, the seller pays both the listing agent's and the buyer's agent's commissions. That means you get expert representation at no direct cost to you. The commission is typically a percentage of the sale price, split between both agents, and it's paid at closing from the seller's proceeds. Your Glasshouse agent will walk you through how this works so there are no surprises.

We're a local brokerage — our agents live in the communities they serve. That means we bring genuine neighborhood-level knowledge to every conversation. We don't just find you a house; we help you find the right street, the right school district, the right fit. Plus, every buyer gets professional guidance backed by the transparency and community focus that defines the Glasshouse difference.

Yes. Ohio offers several programs including Ohio Heroes (for teachers, first responders, and other public servants), Grants for Grads (for recent college graduates), and the Ohio Housing Finance Agency's (OHFA) programs that offer down payment assistance and favorable interest rates. Your Glasshouse agent and our lending partners can help you determine which programs you qualify for.

Buyers in Ohio typically pay 2% to 5% of the purchase price in closing costs. On a $280,000 home, that's roughly $5,600 to $14,000. These costs include loan origination fees, title insurance, appraisal fees, attorney fees, recording fees, escrow deposits, and prepaid items like homeowners insurance and property taxes. Your lender provides a detailed Loan Estimate early on and a final Closing Disclosure at least three days before closing.

Ohio law requires sellers to provide a Residential Property Disclosure Form — a document where the seller discloses known issues with the property, including defects, environmental hazards, and past repairs. This is required by Ohio Revised Code §5302.30 and is a key piece of your due diligence. Your Glasshouse agent will help you review it carefully and flag anything that warrants a closer look during inspection.

While Ohio doesn't legally require a home inspection, it's one of the most important steps in the process. A licensed inspector examines the home's structure, roof, plumbing, electrical, HVAC, and more — giving you a clear picture of the property's condition before you commit. A standard inspection in Ohio costs $300 to $500 and can save you from expensive surprises down the road.

Ohio property taxes vary significantly by county and school district. In the Dayton area, rates generally range from about 1.5% to 2.5% of the home's assessed value. For example, a $280,000 home might have annual property taxes of $4,200 to $7,000, depending on the community. Your title company will provide exact figures during the closing process, and your Glasshouse agent can help you compare tax burdens across neighborhoods.

There's no magic number — it depends on your market knowledge, budget, and criteria. Some buyers find the right home on the first tour; others look at a dozen before making a decision. The key is to be clear about your priorities upfront so you can recognize the right home when you see it. Your Glasshouse agent will help you stay focused and avoid tour fatigue.

Once your offer is accepted, several things happen in sequence: you'll schedule a home inspection (typically within 7 to 14 days), your lender will order an independent appraisal, and your loan moves into final underwriting. You'll also do a final walkthrough before closing to make sure the property is in the agreed-upon condition. Your Glasshouse agent coordinates every step and keeps you informed throughout.

In almost every case, no. Waiving the inspection might make your offer look stronger, but it exposes you to potentially very expensive surprises — from foundation issues to faulty wiring to mold behind the walls. A smarter approach is to work with your Glasshouse agent on writing a competitive offer that still keeps inspection protections in place. There are usually ways to strengthen your position without giving up critical safeguards.

Multiple offers are common for well-priced homes in the Dayton area. Your Glasshouse agent will help you craft a strong offer by considering factors beyond price — like earnest money, contingencies, closing timeline, and flexibility on possession dates. In some cases, a slightly lower offer with better terms can beat a higher one. Strategy matters more than raw numbers.