Local, family-run home buyers serving all of Cuyahoga County, Ohio
Call or text (216) 460-2194
Besaw Property Solutions Get my offer
We buy houses in Cleveland & every Cuyahoga County city

Need to sell your house in Cuyahoga County?

Inherited a house you don't want? Behind on taxes? Failed a point-of-sale inspection? We'll put a fair cash offer in writing within 24 hours. No fees, no repairs, no pressure.

We're Eddie and Delia Besaw, a family-run home buying company working from Cleveland to Strongsville.

$0 fees or commissions
Written offer, usually in 24 hours
Closes with a licensed Ohio title company
What's your house worth to us?
Takes 60 seconds. No obligation. Written offer, usually within 24 hours.
Get my cash offer Call or text (216) 460-2194
✓ No repairs, cleaning or showings
✓ $0 fees or commissions
✓ You pick the closing date
Selling in Cuyahoga County

Selling here comes with its own rules. We handle them.

Older homes, city inspections, probate and tax foreclosures can make a normal sale slow and expensive. These are the things Cuyahoga County sellers call us about most.

Point-of-sale inspections

Cities like Cleveland Heights, Euclid, Garfield Heights, Maple Heights and Shaker Heights inspect a house before it can sell. Violations often have to be repaired or escrowed. We buy with the violations as they are.

Inherited houses & probate

If a parent's house is going through Cuyahoga County Probate Court, we work alongside your attorney and the court's timeline. Take what matters to you and leave the rest.

Back taxes & sheriff's sale

Cuyahoga County sheriff's foreclosure sales are held online. If you have a sale date, call us early. Selling first can pay off what's owed and keep any equity in your pocket.

Tired rentals

Between Cleveland's rental registration, lead-safe rules for older homes and tenants who stop paying, plenty of landlords are done. We buy rentals with tenants still living in them.

How it works

Three steps. Plain English. No games.

01

Tell us about the house

Fill out the short form or call (216) 460-2194. We'll ask a few questions about the property and your situation. Five minutes, tops.

02

Get a written cash offer

We look at what homes near you have actually sold for and put a fair offer in writing, usually within 24 hours. Show it to anyone you trust.

03

Close when you're ready

A licensed, independent Ohio title company handles the paperwork and the money. You pick the date, two weeks or two months out.

Areas we buy

Every corner of Cuyahoga County.

From the East Side to the West Side and out to the southern suburbs. Don't see your city? We still buy there. Call and ask.

(216) 460-2194 →
Situations we help with

Think we can't help? Try us.

Most people who call us figured their situation was too messy for a quick sale. If yours is on this list, or isn't, give us a call.

The house

  • Needs major repairs
  • Failed a point-of-sale inspection
  • Code violations or city notices
  • Fire or water damage
  • Wet basement or foundation problems
  • Old roof, furnace or wiring
  • Full of belongings or a hoarding situation
  • Vacant or boarded up

The money

  • Behind on mortgage payments
  • Foreclosure has been filed
  • Sheriff's sale date scheduled
  • Delinquent property taxes
  • Liens or judgments on the house
  • Can't afford the repairs it needs
  • Paying for a house nobody lives in

Life changes

  • Inherited a house
  • Estate going through probate
  • Divorce or separation
  • Relocating for work or family
  • Downsizing or moving into care
  • Tired of being a landlord
  • Tenants not paying or eviction underway
  • Living out of state
Any condition

Houses like these are exactly what we buy.

If a bank-financed buyer would walk away from it, call us. We buy the house the way it sits today.

Get an offer on mine
Fire-damaged living room with soot-stained walls and peeling ceiling plaster
Fire or smoke damagePartial or total. Insurance claim open or closed.
Vacant older house with boarded windows, weathered siding and an overgrown yard
Vacant or boarded upEmpty for months or years, utilities off.
Bedroom with brown ceiling and wall stains and missing plaster from a roof leak
Roof and water damageLeaks, ceiling stains, mold, tarps.
Unfinished basement with a stair-step foundation crack, damp walls and a floor puddle
Basement and foundationWater in the basement, cracked or bowing walls.
Living room packed with household boxes, storage bins and extra furniture
Full of belongingsYears of stuff, or a hoarding situation.
Dated kitchen with worn wood cabinets, yellow countertops and patterned vinyl flooring
Outdated top to bottomOriginal kitchen, old wiring, tired everything.
Eddie and Delia Besaw, Besaw Property Solutions
Eddie & Delia Besaw
Founders, Besaw Property Solutions
(216) 460-2194
Who you're working with

Family-owned, and it shows.

We started Besaw Property Solutions because selling a house shouldn't be this hard. Our team will listen to what's going on, put a fair offer in writing, work around your timeline, and keep you in the loop from the first call to the closing table.

A written offer you can review with family, an attorney or an agent
No fees, no commissions, no closing costs to you
Nothing to sign until you've had time to read it
Every closing runs through a licensed Ohio title company. Your money never touches our hands.
An honest comparison

Selling to us vs. listing with an agent

Both are good options for different people. Here's how they really compare.

Besaw Property SolutionsSelling to us
Listing with an agent
Repairs & point-of-sale violations
Besaw: None. We buy as-is.
Listing: Usually fixed or escrowed before closing
Commissions & fees
Besaw: $0 to you
Listing: Agent commission plus seller closing costs
Showings & cleanout
Besaw: None. Leave what you don't want.
Listing: Clean, stage and keep it show-ready
Timeline
Besaw: You pick the closing date
Listing: Depends on the buyer and their lender
Your offer
Besaw: A fair cash offer in writing, with the math explained
Listing: Depends on buyers, repairs and the market
Get my cash offer
Myth vs. reality

What people worry about before they call us

Myth
“Cash buyers are a rip-off.”
Reality
We walk you through exactly how we got to our number and put it in writing. Compare it with anyone you like. And if we're not the right fit for you, that's okay.
Myth
“My house is too far gone to sell.”
Reality
Fire damage, failed inspections, foundation trouble, a house full of belongings. We buy houses a bank-financed buyer can't touch.
Myth
“I have to fix the point-of-sale violations first.”
Reality
Not when you sell to us. We take the house with its violations and deal with the city after closing.
Myth
“I can't do anything until probate is over.”
Reality
Often you can start now. We can agree on terms while the estate is open and close when the court allows. Your probate attorney will confirm the timing.
Myth
“I need an agent to sell safely.”
Reality
A licensed, independent Ohio title company handles the paperwork and the money. You can have an attorney or anyone you trust review our agreement before you sign.
Myth
“I'll have to clean out the whole house.”
Reality
Take what matters to you and leave the rest. Furniture, junk, all of it. We handle the cleanout.
FAQ

Asked all the time. Answered straight.

Have a question that isn't here? Call or text us at (216) 460-2194.

My house has a sheriff's sale date. Is it too late?

Not always, but time matters. Call us as soon as you can. If we can close before the sale, the lender or county is paid from the sale and any equity left over goes to you.

Are you agents? Are you wholesalers?

We're real estate investors, not agents, and we don't represent you. Sometimes we keep the property, and sometimes we assign our contract to another buyer. Either way, we tell you up front and in a separate written disclosure before you sign, as Ohio law has required since March 2026.

How do you come up with your offer?

We look at recent sales of similar homes near you, estimate the repairs and our costs to resell, and put the number in writing. We'll walk you through the math on the phone.

How fast can you close?

You pick the date. Some sellers want two weeks, some want two months. The title company needs time to clear title, and we'll tell you up front if anything could slow that down.

Will you buy a house with tenants in it?

Yes. We buy rentals with tenants still living there, so you don't have to wait for a lease to end or go through an eviction to sell.

Is my money safe?

Yes. You get a written agreement, and the money moves through a licensed, independent Ohio title company. You never sign the house over before you're paid.

Get a written offer on your Cuyahoga County house.

No pressure and no commitment. Prefer to talk to a person? Call or text and you'll reach our team directly.

(216) 460-2194