Guide · Ohio

What closing costs will I pay when I buy a home in Ohio?

Ohio's conveyance fee runs $1 to $4 per $1,000 of price depending on the county, and state guidance puts it on the seller. What lands on the buyer's side of the closing statement.

Short answer

The conveyance fee is a seller cost in Ohio and runs $3 to $4 per $1,000 in the big counties we checked. Your side of the statement is the lender, title and escrow charges, plus the down payment. OHFA's 3% or 3.5% assistance can pay for those, but not your earnest money.

The short version

Ohio is a cheap state to change hands in. There's no big state transfer tax on the buyer, and the conveyance fee that does exist falls on the seller. Your costs come from three places: the down payment, the cost of the loan, and the escrow account the lender sets up. Here's what each one is and what pays for it.

The conveyance fee: real, but usually not yours

The Ohio Department of Taxation's summary of the law gives the structure:

A mandatory state rate of 1 mill, or $1 for every $1,000 of value, in all 88 counties.
Counties can add up to 3 mills more, for a ceiling of $4 per $1,000.
The fee falls on people who sell real estate. The money goes to the county's general fund.

Here's what four county offices charge today:

County	Rate per $1,000	On a $200,000 sale	Source
Franklin (Columbus)	$3	$600	Franklin County Auditor; rose from $2 on Oct 7, 2019
Hamilton (Cincinnati)	$3 ($1 state + $2 county), plus $0.50 per parcel	$600.50	Hamilton County Auditor
Warren (Mason, Lebanon)	$3 ($1 conveyance + $2 county transfer tax)	$600	Warren County Auditor
Cuyahoga (Cleveland)	$4, plus a $0.50 transfer fee	$800.50	Cuyahoga County Fiscal Officer

Two things to know. First, the purchase contract decides who actually writes the check, so read the line about conveyance fees before you sign. Second, even though the seller pays, the buyer or the buyer's title agent fills out the DTE 100 form that goes with the deed. That same form has the owner-occupancy tax credit question on it; see our homestead and 2.5% credit guide.

What lands on the buyer's side

Your closing statement is mostly about the loan. Expect lines for:

Lender charges: origination, underwriting, credit report and appraisal.
Title charges: the title search, the settlement or closing fee, and the lender's title insurance policy. An owner's policy is optional; ask what it costs before you decide.
Prepaid items: interest from closing day to the end of the month and your first year of homeowners insurance.
Escrow deposits: a starting balance for property taxes and insurance. Because Ohio taxes are paid a year behind, this line can be bigger than people expect.
Your down payment.

Some items you pay before closing, like the inspection, and some come back to you. Your earnest money is a deposit, not a fee; it shows as a credit on the statement.

Federal rules give you two chances to check the numbers, per the Consumer Financial Protection Bureau. You get a Loan Estimate within three business days of applying, and a Closing Disclosure at least three business days before you sign. Compare them line by line. If a fee grew, ask why.

How much is the down payment, really?

It depends on the loan, not on Ohio. These federal minimums apply to the loans Ohio Heroes runs on:

Loan	Least you can put down	Extra upfront cost
FHA	3.5% with a 580+ score	1.75% upfront mortgage insurance, which can be rolled into the loan
Conventional (97%)	3%, fixed rate, one-unit home, at least one first-time buyer	Monthly private mortgage insurance instead
VA	$0 in most cases	Funding fee (2.15% on first use with under 5% down) unless you're exempt; it can be financed
USDA	$0; the loan can cover the price plus the guarantee fee	Guarantee fee, capped by rule at 3.5%

OHFA's credit score floor is higher than the federal one: 640 for conventional, VA and USDA, and 650 for FHA.

What OHFA's assistance actually pays for

OHFA Down Payment Assistance is 3% of the price on a conventional loan and 3.5% on FHA, VA or USDA. It can go toward:

the down payment,
closing costs, and
other costs due before closing.

It cannot cover your earnest money deposit. OHFA's homebuyer guide is clear on that. So the one check you'll write no matter what is the earnest money when your offer is accepted.

On a $180,000 FHA purchase, 3.5% is $6,300. That covers the 3.5% minimum down payment exactly. Your closing costs and escrow deposits still need another source: your savings, a seller credit, a gift, or a second program. On a VA or USDA loan with $0 down, the whole 3.5% can go to closing costs.

The assistance is forgiven after seven years, but you repay all of it if you sell sooner. Our payback guide covers that and the local programs' rules.

Ways to cover the rest

Seller credits. Sellers can pay part of your costs. VA caps seller concessions at 4% of reasonable value; other loans set their own limits.
A second program. The Port of Greater Cincinnati's Communities First grant (3%, 4% or 5% of the loan) and FHLB Cincinnati's Welcome Home grant are statewide, though Communities First comes with its own first mortgage. Columbus, Cincinnati, Toledo, Akron, Lorain and several Cuyahoga County suburbs run their own programs. See the full list.
Family gifts. FHA and conventional loans both allow documented gifts from family.
Savings with a head start. The Ohio Treasurer's Homebuyer Plus program is a savings account for building a down payment. Start it early if you're a year or more out.

Bottom line

In Ohio the seller pays the transfer fee, and the buyer pays for the loan. Ask your lender for a Loan Estimate early, find out which lines the 3% or 3.5% can cover, and keep cash for the earnest money. Then check your eligibility to see what your county's income and price limits allow.

Reader questions

Who pays the conveyance fee in Ohio?

The Ohio Department of Taxation describes the fee as falling on sellers. Your purchase contract controls who pays at closing, so check that line before you sign.

How much is the conveyance fee in Ohio?

The state charges $1 per $1,000, and counties can add up to $3 more. Franklin, Hamilton and Warren counties charge $3 per $1,000 in total, and Cuyahoga County charges $4.

Can OHFA down payment assistance pay my closing costs?

Yes. It can cover the down payment, closing costs and other costs due before closing. It cannot be used for your earnest money deposit.

When will I see my real closing costs?

Your lender must send a Loan Estimate within three business days of your application and a Closing Disclosure at least three business days before closing, per the CFPB.

Free printable: the Ohio homebuyer paperwork checklist. Papers, steps, programs and lender questions in two printed pages. Get the sheet