How Selling Your House for Cash Actually Works

The short version

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.

Step one: you tell us about the house

Call 918-894-6880 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.

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.

What happens on our side

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.

Step two: one walkthrough

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.

Step three: the written offer

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.

Where the number comes from

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.

Comparing it properly

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.

Step four: closing

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.

What actually slows a closing down

It is almost never us and almost never the buyer's money. It is title. Common causes in this market:

• A deed still in a deceased relative's name where probate was never completed
• An old mortgage or judgment lien that was paid but never released on the record
• A missing heir, or an heir who cannot be reached
• Contractor liens nobody knew about
• A boundary or easement problem that surfaces in the abstract
• Severed mineral rights that complicate the conveyance

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.

What it costs you

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.

When you should not sell to us

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.

Questions worth asking us, and anyone else

• Are you buying it yourself, or assigning the contract to somebody else?
• Is the name on the contract the name that will be on the deed?
• Can I see the repair estimate the offer is based on?
• What happens to the price if the inspection finds something?
• Which title company, and who chooses it?
• What is the earnest money and is it refundable?

A buyer who cannot answer these in plain language on the phone is telling you something.