The long version, including the parts most cash buyers leave out: where the number comes from, who pays what, and what really slows a closing down.
You tell us about the house. We walk it once. You get a written offer within 24 hours with the arithmetic attached. If you accept, we close at an Oklahoma title company on a date you choose. There is no fee at any point and you can stop at any stage without cost.
What follows is the long version, because the three-step summary every cash buyer publishes leaves out the parts that actually matter: who pays for what, what slows a closing down, and where the number comes from.
Call 918-200-9185 or send the form. We need the address, a rough sense of the condition, and your timeline. That is genuinely all.
Useful to mention if you know it: a sale that already fell through and why, an open insurance claim, a tenant in place, back taxes, a lien, a probate that was never completed, or work done without a permit. None of it puts us off. Knowing early saves a fortnight later.
On probate timelines. The periods described here are typical rather than guaranteed. How long an estate takes depends on the county, the court's calendar, whether anybody contests it and how complete the paperwork is. This is general information and not legal advice. Take your own estate to an Oklahoma attorney.
What we do not need: the house cleaned, cleared, repaired, staged or photographed. No lockbox, no showings, no open house, no strangers walking through on a Sunday.
Before we visit we pull the county record for the parcel, look at comparable sales in that specific pocket of the market, and check the property's history. On a Tulsa house the era it was built in tells us most of what to expect, which is why our Tulsa page is organised that way.
One visit, usually under thirty minutes, at a time that suits you. If the house is tenanted we arrange access with the tenant properly rather than turning up unannounced.
We are looking at the roof, the foundation, the electrical panel, the supply plumbing, the HVAC, the water heater and the layout. We are not judging how tidy it is, how full it is, or what condition it has been kept in. We have bought houses nobody had been inside for years.
You do not have to be there. Plenty of sellers are out of state and we handle it by phone with a neighbour or a lockbox.
Within 24 hours you get the offer in writing, with the repair estimate we used attached and an expiry date on it. The expiry is not a pressure tactic; it is there because the figure is built on comparable sales and repair costs at a point in time.
After-repair value based on comparable sales, minus the cost of the repairs, minus holding and resale costs, minus our margin. We show you all four lines rather than handing you a total.
If our repair figure is wrong, say so. A written contractor quote will change it. That happens regularly and it is the single most useful thing a seller can push back on.
Our offer is a net figure. Nothing comes off it afterwards: no commission, no seller closing costs that we have agreed to cover, no repair credits negotiated after an inspection, and no months of carrying the property while it sits on the market. An agent's list price is a gross figure with all of that still to come out.
Cash offer against listing with a realtor sets both routes out side by side with the arithmetic done.
You pick the date. We close at a licensed Oklahoma title company, which handles the title search, escrow, prorations, lien payoffs and the disbursement of funds. That is deliberate: a neutral third party holds the money, not us.
Seven to fourteen days is typical where title is clear. You get your proceeds by wire or cashier's cheque on the day.
It is almost never us and almost never the buyer's money. It is title. Common causes in this market:
None of these are dealbreakers and most are solvable. They take time, and we would rather give you a realistic date once the title search is back than promise seven days and let it slip.
Nothing to get an offer, and nothing to decline one. There is no commission, no listing fee, no marketing cost, no staging, no inspection fee and no appraisal.
Standard seller closing costs are handled at the title company, and the ones we cover are stated in writing in the offer rather than described vaguely. Read our guide to seller closing costs in Oklahoma so you know what those actually are before anybody quotes you.
Back taxes, liens and payoffs come out of the proceeds at closing. They do not stop a sale and you do not have to clear them first.
If your house is in reasonable condition, the title is clear, and you can wait sixty to ninety days, a good local agent will very likely net you more than we will. We say that on every page of this site because it is true and because a buyer who will not say it is not worth talking to.
Where that advice stops working is when the house cannot be financed as it stands, when a carrier will not insure it, when the repair bill is beyond reach, when the timeline is fixed by a foreclosure date or a job start date, or when you simply do not want to project manage a renovation from another state.
A buyer who cannot answer these in plain language on the phone is telling you something.
Tell us the address and the rough condition. One visit, then a written offer within 24 hours, and you decide from there.
No fees, no obligation, and your property is never listed publicly.