The process
How selling to us actually works
Four steps, plainly described, including the parts other cash buyers tend to leave out.
Step 1 — You reach out
Fill in the form or call. We ask for the address, roughly what condition the house is in, and what your timeline looks like. That last one matters more than people expect: an August foreclosure date and a "sometime next spring" produce very different conversations.
We will also ask whether anyone else is on the deed and whether there are tenants. Not to complicate things, but because both change how a closing has to be structured, and finding out on day thirty is worse for everyone.
Step 2 — We walk the property
One visit, usually 20 to 30 minutes, scheduled around you. You do not need to clean, mow, move anything, or apologize for the state of it. We have seen worse than yours.
What we are actually looking at:
- Roof age and hail history — central Oklahoma roofs take a beating and many carriers have tightened up on older ones
- Foundation movement, which in this soil is common rather than exceptional
- HVAC and water heater age
- Plumbing type, especially cast iron in pre-1960 houses
- Anything that suggests an insurance claim was opened and never completed
Step 3 — You get a written offer
Normally within 24 hours of the walkthrough. It is a real number on paper, not a range and not a verbal. We will show you how we got there if you want to see it — comparable sales in your addition, our repair estimate, and our cost to hold and resell.
There is no pressure attached to it and no expiration clock designed to make you decide tonight. Take it to a Realtor for a second opinion. We would rather you feel certain.
Step 4 — You choose the closing date
We close at a local title company. The title work is where most delays actually come from — unreleased liens, an old mortgage never marked satisfied, a deceased owner still on title. We start that search immediately rather than at the end, which is why our closings tend to hold their dates.
Three weeks is typical. Three months is fine. If you need to stay in the house for a few weeks after closing while you find your next place, say so early and we will usually work it into the agreement.
What we do not do
- We do not charge fees, commissions, or closing costs
- We do not ask you to make repairs or clean the property
- We do not require an appraisal or a lender, so there is no financing contingency to collapse
- We do not pressure you toward a decision on the first call
Start with step one
Just the property address to begin. We ask how to reach you on the next step.
Questions we get asked
- Is the walkthrough an inspection?
- No. We are not hiring an inspector and you are not getting a repair list. We look at the roof, the foundation, the HVAC, and the plumbing to understand what we are taking on. It usually takes under half an hour.
- Can I get an offer without anyone coming out?
- We can give you a preliminary range over the phone from the address and your description. We will not sign a contract on that number, because a range we cannot stand behind is worse than no number at all.
- What happens at closing?
- You sign at a local title company in Oklahoma City or the county seat where the property sits. Funds are wired or cut as a check the same day. You do not pay commission or closing costs.
- Can I change my mind?
- Yes. Until you sign a purchase agreement there is nothing binding. Even after, the contract spells out the terms and we will walk you through them rather than rushing a signature.