LHB in real estate refers to various companies, including Lion House Buyers and LHB Insurance Brokerage. Ohio homeowners face growing risks from unsolicited home-buying offers that target seniors through wholesaling schemes. These offers often present below-market prices disguised as attractive deals. Verify licensing, get independent appraisals, and consult professionals before accepting any unsolicited real estate offer.
Have you received a text, call, or letter offering to buy your home? You’re not alone. Ohio homeowners report a surge in unsolicited real estate offers, prompting state officials to issue warnings about practices that could cost you thousands.
Understanding LHB Real Estate Companies
Several companies operate under the LHB name across different sectors:
Lion House Buyers (LHB) positions itself as a cash homebuyer serving residential real estate markets. The company claims to work with homeowners, investors, and agents while offering quick closings and as-is purchases.
LHB Insurance Brokerage operates in Spring Valley, New York, specializing in commercial property insurance for real estate businesses. This company focuses on insurance products rather than property transactions.
LHB Premier Management holds a Texas Real Estate Commission license for property management services.
The variety of LHB entities creates confusion for homeowners researching offers. Always verify which company contacts you and what services they actually provide.
The Growing Threat of Unsolicited Offers
Ohio officials warn these offers often misrepresent property values or include unfavorable terms. The Ohio Department of Commerce Division of Real Estate and Professional Licensing received numerous complaints from residents statewide.
The national housing market faces a shortage of approximately 3.7 million units for sale or rent, according to Freddie Mac’s November 2024 report. Low inventory drives investors to target homeowners aggressively.
How Real Estate Wholesaling Works
Wholesaling represents one of the most common schemes behind unsolicited offers. Here’s the process:
An investor contacts you claiming interest in buying your property. They negotiate a price below market value and sign a purchase contract. Before closing, they find another buyer willing to pay more. The wholesaler assigns the contract to this new buyer and pockets the difference—money that should have been yours.
If the wholesaler can’t find a buyer, the deal may fall apart entirely, leaving you in limbo after potentially rejecting other legitimate offers.
Red Flags That Signal Trouble
Watch for these warning signs when evaluating unsolicited offers:
Pressure tactics. Buyers who rush you to sign quickly or claim the offer expires soon want you to act before thinking clearly.
Cash offers without property inspection. While some investors legitimately buy as-is, extremely low offers suggest they know something you don’t about your home’s value.
Vague credentials. The person may avoid direct questions about licensing or professional affiliations.
Authentic-looking disclosure forms. Some offers include genuine Ohio Division of Real Estate forms to create false legitimacy, even though the offer itself lacks official approval.
Out-of-state contacts. Many wholesalers operate from different states and lack knowledge of local market conditions.
Sale Leaseback Arrangements Explained
Beyond wholesaling, homeowners face complex financial arrangements like sale-leasebacks. You sell your home for a lump sum but continue living there as a renter. This sounds convenient until you realize you now pay monthly rent for a property you previously owned outright.
These agreements can include hidden risks that leave older adults financially vulnerable or cost them their homes.
Who Gets Targeted Most
Reports show unsolicited offers surge among older homeowners, particularly those who:
- Own properties free and clear
- Face financial pressures or medical expenses
- Live alone without family nearby to review offers
- Inherited property, they don’t know how to manage
- Own homes in appreciating neighborhoods
Wholesalers research public records to identify these situations and craft offers that seem perfectly timed to your needs.
Verifying Real Estate Professionals
Ohio Division of Real Estate Superintendent Daphne Hawk recommends asking directly: “Are you an Ohio real estate agent?” This simple question reveals whether you’re dealing with a licensed local professional or an out-of-state investor.
Check licensing through Ohio’s Division of Real Estate and Professional Licensing website. Enter the person’s name or company to confirm active credentials. Licensed agents follow strict regulations and face penalties for misconduct. Unlicensed wholesalers operate with minimal oversight.
What is Your Property Actually Worth
Central Ohio’s median sale price reached $320,000, and that represents the middle of the market, not the high end. Your specific property could be worth substantially more based on location, condition, and recent improvements.
Get a comparative market analysis from a local licensed real estate agent before considering any offer. This free service shows what similar homes sold for recently in your area. You deserve accurate information about your property’s value.
Steps to Protect Yourself
Contact Ohio’s Division of Real Estate at [email protected] or 614-466-4100 to verify licensing and report suspicious offers.
Request written details of any offer. Legitimate buyers provide clear terms, timelines, and contact information.
Consult a real estate attorney before signing anything. Legal review costs far less than losing equity in your home.
Get multiple opinions from licensed agents. Compare offers and understand your options fully.
Never provide personal information like Social Security numbers or bank details to unsolicited contacts.
Take time to research. Legitimate opportunities don’t disappear overnight, despite what aggressive buyers claim.
The Role of Family and Caregivers
Families and caregivers play a vital role in avoiding these scams. If your older parents or relatives own property, discuss their plans openly. Review any offers together and help them access professional guidance.
Scammers often target seniors who don’t have regular family contact. A simple weekly check-in about mail and phone calls can prevent costly mistakes.
Alternative Options for Quick Sales
Need to sell quickly for legitimate reasons? Licensed real estate agents offer several strategies:
Price your home competitively for a faster sale. Agents analyze market data to recommend pricing that attracts serious buyers.
Accept offers with quick closing timelines. Many buyers can close in 30 days or less.
Consider iBuyer programs from reputable companies. These platforms provide instant offers but operate transparently with clear fee structures.
Work with real estate investors who maintain proper licensing and provide fair valuations based on current market conditions.
Understanding Market Conditions
Ohio’s homeowner vacancy rate hit 0.9%, and the rental vacancy rate reached 6.2% by the end of 2022, indicating an extremely tight market. This scarcity drives property values up—exactly when wholesalers want you to sell cheap.
Your home’s value likely increased over the past few years. Don’t let fear or urgency push you into accepting the first offer you receive.
Legal Protections Available
Ohio law requires specific disclosures in real estate transactions. Licensed professionals must follow these rules. Wholesalers often operate in gray areas, avoiding regulations that protect consumers.
Report suspected scams to your local law enforcement immediately. The Ohio Attorney General’s Consumer Protection Division accepts complaints at 800-282-0515.
Document all communications from unsolicited buyers. Save letters, record phone numbers, and screenshot text messages. This evidence helps authorities investigate fraud.
What Lion House Buyers Offers
Lion House Buyers markets itself as a cash homebuyer providing quick closings and as-is purchases. The company claims to work around seller timelines and eliminate traditional showing requirements.
Customer reviews present mixed experiences. Some praise fast closings and fair prices, while others question valuation methods and communication practices.
Before working with any cash buyer, including Lion House Buyers, get independent appraisals and compare offers from multiple sources. Your due diligence protects your financial interests.
Insurance Considerations for Real Estate
LHB Insurance Brokerage in New York specializes in commercial property coverage for real estate businesses. Property investors and landlords need proper insurance protecting buildings, equipment, and liability exposures.
If you own rental property or investment real estate, work with licensed insurance professionals who understand your specific coverage needs. Don’t let insurance questions prevent you from making informed decisions about property sales.
Questions to Ask Any Buyer
How did you find my property? Legitimate buyers explain their marketing methods clearly.
What’s your company’s licensing status? Verify their answer independently.
How did you calculate your offer? Request a breakdown showing comparable sales and adjustments.
What happens if I need more time to decide? Pressure to rush signals problems.
Can you provide references from recent sellers? Reputable buyers gladly share testimonials.
Will you allow my attorney to review documents? Professional buyers expect legal review.
The True Cost of Wholesaling
Beyond losing equity in your sale, wholesaling creates other hidden costs. You miss out on competitive bidding that drives prices higher. You potentially lose tax benefits from the proper structuring of the sale. You may face challenges if the wholesaler fails to find an end buyer and the contract falls through.
Traditional listings with licensed agents expose your property to thousands of potential buyers. This competition typically produces higher sale prices, even after agent commissions.
Moving Forward Safely
Selling real estate represents one of your largest financial decisions. Take control by educating yourself about current market values and typical transaction processes.
Ohio provides free resources through the Division of Real Estate and Professional Licensing. Use these tools to verify credentials and understand your rights.
Trust your instincts. If an offer feels wrong or too good to be true, step back and seek professional advice. Your home deserves proper valuation and respectful negotiation.
Final Thoughts
Unsolicited real estate offers create real risks for Ohio homeowners, particularly seniors. Wholesalers and questionable buyers exploit tight market conditions and information gaps to profit from your property.
Protect yourself by verifying licensing, getting independent valuations, and consulting professionals before signing anything. Your home’s equity belongs to you, not to aggressive investors who pressure you into quick sales at below-market prices.
Take time, ask questions, and make informed decisions about your property. The right buyer will respect your need for information and professional guidance.
FAQs
Can wholesaling be legitimate?
While not illegal in Ohio, wholesaling becomes problematic when buyers misrepresent values or use deceptive practices. Transparency and fair pricing distinguish ethical investors from predatory ones.
How much below market value do wholesalers typically offer?
Offers range from 50-70% of the actual market value, with wholesalers claiming the discount covers their costs and risk. Independent appraisals reveal the real gap.
Should I ever accept an unsolicited offer?
Only after thorough verification, independent valuation, legal review, and comparison with traditional listing options. Never rush this decision.
What if I genuinely need to sell quickly?
Licensed agents can list your property for quick sale at competitive prices. Several legitimate companies provide fair instant offers with transparent processes.
How do I report suspicious real estate practices?
Contact Ohio’s Division of Real Estate at [email protected] or 614-466-4100. File complaints with local law enforcement and the Ohio Attorney General’s office at 800-282-0515.
