What We Buy, and What We Do Not

The short answer

Residential property in Tulsa and eighteen surrounding Green Country towns, in any condition, in almost any situation. There is no minimum standard, nothing needs repairing first, and we do not decline a house because of how it has been kept.

The detail below is worth reading anyway, because the question sellers actually have is usually not "do you buy houses" but "would you buy mine".

Property types

• Single family houses. The majority of what we buy, across every era of Tulsa housing from pre-war Midtown bungalows to nineties builds near the county line
• Duplexes, triplexes and small multi-unit. Occupied or vacant, and we will take over existing leases
• Condominiums and townhouses. Including ones with HOA arrears, which are settled from the proceeds at closing
• Mobile and manufactured homes. Whether or not the title has been converted to real property. Our page on selling a mobile home covers the distinction, which decides a great deal about how the sale works
• Rural property and acreage. Houses on land, with wells, septic systems and outbuildings. These are difficult for conventional appraisals and comparatively straightforward for us
• Vacant land, on a case by case basis
• Small rental portfolios. If you hold two or five houses we will price them together as one transaction rather than making you sell them one at a time

Conditions we buy in

This is the part sellers are usually embarrassed about, and there is no reason to be.

• Roofs at the end of their life, or hail damaged and never repaired because the deductible swallowed the claim
• Foundation movement, previous pier work, and pier work whose contractor has since closed
• Failed cast iron drain lines under the slab
• Knob and tube wiring, aluminium branch wiring, polybutylene and galvanised plumbing, and anything else an insurer will not write
• Fire and smoke damage, storm damage, and water damage that was never dried out properly
• Mould, whether tested or merely suspected
• Hoarded and heavily cluttered properties. We buy with the contents in place, and we do not photograph the inside for anybody's benefit
• Houses vacant for years, with copper stripped, boarded windows or an open code case
• Half-finished renovations somebody ran out of money on
• Houses that already failed an inspection and lost a financed buyer

Take what matters to you and leave the rest. Nothing needs cleaning or clearing.

Situations we buy in

• Inherited property, including estates where several heirs have to agree
• Foreclosure, before the sheriff's sale date
• Divorce, where a clean provable division matters more than the last few thousand
• Rental property, with tenants in place
• Back taxes and liens, paid from proceeds at closing
• Relocation with a fixed start date
• Probate that was never completed and a deed still in a deceased relative's name
• Code enforcement cases and condemnation notices
• Squatters, non-paying tenants and eviction situations

Title situations that do not stop us

Sellers frequently assume a title problem means no sale. Usually it means a slower sale.

• Mortgage, judgment, tax and contractor liens, all settled from proceeds
• An old mortgage paid off but never released on the record
• Severed mineral rights
• Boundary and easement questions
• Unpermitted work the county has no record of
• A property held in a trust or an estate

Some of these need an Oklahoma probate or real estate attorney rather than us, and where that is the case we will say so rather than using the situation to reprice the house.

What we do not buy

Being straight about the limits is more useful than pretending there are none.

• Property outside our area. We buy in Tulsa and eighteen surrounding towns. Outside that footprint we do not know the market well enough to price it honestly, and a buyer who does not know the market either overpays or lowballs
• Commercial and industrial property. Different underwriting, different buyers, not our field
• Property you do not have the authority to sell. Where a house is jointly owned, in an estate, in a trust or subject to a court order, everyone with authority has to consent before anything can proceed
• Anything requiring us to be less than honest with a lender, an insurer or the county. This comes up occasionally and the answer does not change

Where we buy

Tulsa is the core of what we do. We also buy in Broken Arrow, Owasso, Jenks, Bixby, Sand Springs, Sapulpa, Claremore, Catoosa, Glenpool, Collinsville, Coweta, Skiatook, Wagoner, Bartlesville, Muskogee, Tahlequah, Pryor and Okmulgee.

Each has its own page covering the housing stock and the situations that come up there. Start at areas we serve, or go straight to Tulsa.

Not sure whether your property fits? Call 918-894-6880 and ask. It takes two minutes and we will tell you plainly if it is not for us, including where you would do better.