If you’re a homeowner in Edmond needing to sell your house quickly, you may have seen signs advertising “We Buy Houses in Edmond, OK.” These companies specialize in buying homes for cash—especially properties that may require repairs. With an all-cash offer, they provide a simple, no-hassle way to sell without worrying about making fixes or finding the perfect buyer.
A cash sale can be a lifesaver for sellers short on time, funds, or expertise for extensive repairs. You can usually sell your home in a matter of days rather than months, getting paid almost instantly for your property.
In this guide, we’ll cover everything from the pros and cons of cash offers to alternatives like iBuyers and real estate agents, helping you weigh your options for a fast sale in Edmond.
Sell Your House Fast in Edmond With a Cash Offer
Get an all-cash, no-obligation offer through HomeLight’s Simple Sale platform whenever you’re ready. Receive your offer in 24 hours and close in as few as 10 days. No showings, no repairs, no open houses. Available to sellers throughout Edmond.
Disclaimer: This post is meant to be used for educational purposes only and does not constitute legal or financial advice. Links and mentions of Edmond area “We Buy Houses” companies should not be considered an endorsement.
Working with house-buying companies in Edmond
If you’re a homeowner in Edmond looking for a quick, straightforward sale, working with a house-buying company can simplify the process. Here’s a look at the typical steps involved when selling your Edmond home to a cash-for-homes company:
1. Reach out for an offer: Contact a house-buying company and provide basic details about your property, including its location, size, and current condition.
2. Schedule a home visit: Most companies will set up a convenient time to view your property in person, assessing its condition and any potential repair needs.
3. Receive a cash offer: After evaluating your home, the company will make an all-cash offer, typically within 24-48 hours, which you can choose to accept or decline.
4. Review the contract: If you decide to move forward, the company will present a purchase agreement outlining terms, including the sale price and timeline.
5. Close on your timeline: Once the contract is signed, you’ll work with the company to close the sale. Most companies can close within days or weeks based on your needs.
6. Receive your cash: At closing, you’ll receive your payment, often directly deposited, allowing you to move forward with your plans quickly.
Popular We Buy Houses for Cash companies in Edmond
If the process of selling to a house-buying company in Edmond sounds good to you, it’s time to find a legitimate operation you can trust.
We’ve compiled some of the top companies that will pay cash for your or your parents’ craftsman and colonial. By selling to one of these companies, you should be able to sell your Edmond home in as little as a week or two.
Local Guy Buys Houses
Local Guy Buys Houses, based in Edmond, Oklahoma, was founded in 2016 by owner Kevin K. The company purchases homes in Oklahoma, Florida, and Texas from sellers facing various situations, including job relocation, divorce, foreclosure, bankruptcy, downsizing, probate, and damaged or rental properties.
Locations: Texas, Florida, and Oklahoma, including Edmond
Closing costs: Sellers pay no closing costs; Local Guy Buys Houses covers them.
Local Guy Buys Houses has been BBB accredited since 2021, with an A+ rating and 3/5 stars. They also hold a 4.6-star rating on Google.
Simple Sale (a HomeLight platform)
Simple Sale, a solution from HomeLight, is an online platform where sellers in Edmond (and across the country) can request a cash offer for their home. Simple Sale connects you to the largest network of cash buyers in the U.S. Partner investors have a wide range of investment strategies, including fix-and-flip and buy-and-hold. This enables Simple Sale to provide cash offers for a wide array of properties, even those that need some or a lot of work, in different locations throughout Edmond].
With Simple Sale, you can get a no-obligation, all-cash offer in 24 hours and sell your home in as few as 10 days, skipping the months it can take to sell the traditional way.
Locations: Nationwide, including Edmond
Closing costs: No prep costs, agent commissions, or fees charged by HomeLight. Individual investor fees may vary.
Simple Sale is a HomeLight platform. HomeLight was founded in 2012 and is BBB-accredited with an A+ rating. The company has 4.8 stars on Google based on hundreds of user reviews. Below, you can hear about how Baohan Wu, a seller who used Simple Sale to sell his high-rise apartment, closed within three and a half weeks and what he thought of the process overall.
Learn more: homelight.com/simple
Phone: 844-488-8455
We Buy Houses, Edmond
WeBuyHouses.com was founded in 1997 and buys houses in 200 markets and 30 states in any condition. According to their website, they have been trusted by 1 million homeowners and can present a cash offer even if the homeowner is behind on their mortgage or facing foreclosure.
Locations: Nationwide, including Edmond
Closing costs: Sellers pay no closing costs; WeBuyHouses.com covers them
WeBuyHouses.com has been BBB accredited since August 2020 and has an A+ rating.
Website: webuyhouses.com/OK/Edmond
Phone number: 918-739-6777
OKC Property Buyers
OKC Property Buyers specializes in purchasing homes in and around Oklahoma City as-is, meaning no repairs, fees, or Realtor commissions are needed. Their streamlined process allows homeowners to sell quickly and often receive cash in hand within 14 days.
Locations: Serves Oklahoma
Closing costs: Sellers pay no closing costs; OKC Property Buyers covers them.
OKC Property Buyers has been BBB accredited since 2020 with an A+ rating and holds a 4.9-star rating on Google.
Why sell your Edmond house for cash?
Many Edmond home sellers have valid reasons for choosing a Cash-For-Homes company, with the main benefits including speed, reliability, and exceptional convenience.
In Edmond, it typically takes around 78 days to sell a home on the market using an agent. That includes an average of 34 days on the market plus the typical 44 days a buyer needs to close on a purchase loan.
Compare that to the typical seven to 10 days promised by many house-buying companies in Edmond, and it’s clear why these Cash-For-Homes groups are an attractive option, even though they don’t always offer top dollar for the homes they purchase.
If you’re facing a situation where a quick sale is essential, selling your Edmond home for cash can be an effective solution. House-buying companies cater to homeowners who need a streamlined process and immediate funds, helping you bypass the complexities of traditional sales. Below are some common scenarios where selling for cash might be ideal:
- Job relocation: If you need to relocate for work and can’t manage a drawn-out sale, a quick cash offer lets you move on quickly.
- Divorce: During a divorce, selling for cash can provide a clean break, giving you the funds to move forward independently.
- Inherited property: Selling an inherited house for cash can relieve you of the burden of maintenance and taxes on a property you don’t plan to keep.
- Downsizing: If you’re downsizing and prefer a straightforward sale, a house-buying company can help you avoid time-consuming repairs and staging.
- Extensive repairs: Selling a home that needs major repairs can be daunting. A cash buyer may offer a way to sell “as-is.”
- Avoiding open houses: If you prefer to avoid open houses, a cash offer lets you skip showings and potential disruptions.
- Foundation issues: Homes with foundation problems may be challenging to sell conventionally. A cash buyer can purchase “as-is,” no repairs required.
- Foreclosure risk: Facing foreclosure? A fast cash sale could help you pay off debt and protect your credit.
- Tenant-occupied property: Selling a home with tenants can be challenging, but a cash buyer may work with you to sell without vacancy.
- Selling from out of state: If you’re selling remotely, cash buyers often offer simple, remote-friendly processes that ease the burden.
Pros and cons of house-buying companies in Edmond
Selling to a house-buying company in Edmond can offer a streamlined alternative to traditional selling. Below, we cover some of the primary pros and cons, allowing you to weigh the benefits and drawbacks of a cash sale for your unique situation.
House-buying companies in Edmond are known for their speed and willingness to buy homes in any condition. This allows homeowners to avoid repairs and the hassle of preparing their property for the market. Here’s a quick summary of the main advantages:
- Fast closing: Cash offers allow you to close within days or weeks, making it an ideal option if you’re on a tight timeline.
- As-is purchase: Most companies buy as-is, so you can skip repairs or staging and sell in your home’s current state.
- No contingencies: Cash offers generally have fewer contingencies, reducing the chance of delays or back-outs.
- Convenience: With fewer steps involved, the process is simplified, saving you from hosting open houses or dealing with buyer negotiations.
However, the most notable downside is that a house-buying company in Edmond will typically pay below market value, potentially leaving you with less than if you sold through a real estate agent. Here are some additional cons to consider:
- Lower offer: Cash offers from these companies are often significantly lower than what you’d get on the open market.
- Limited options: Once you accept an offer, there’s usually no room for negotiation, as it’s typically a “take it or leave it” scenario.
- Scam risks: Not all companies are legitimate; some may use scams or unethical practices to pressure sellers.
- No market exposure: By bypassing the market, you miss out on the potential to attract competitive bids, which can drive up your home’s sale price.
Curious What Your Home Is Worth?
Get a near-instant real estate house price estimate from HomeLight for free. Our tool analyzes the records of recently sold homes near you, your home’s last sale price, and other market trends to provide a preliminary range of value in under two minutes.
Vet cash buyers and know your home’s worth
The level of integrity and service you experience from a We Buy Houses for Cash company can vary, even within an established house-buying group that strives to maintain high standards. This is because many Cash-For-Homes companies are franchises and often use independent investors or wholesaling outfits. Your experience depends on the character of the person or group making the offer.
Before committing to a cash offer, vet the company thoroughly. Check reviews, read testimonials, and research its presence and performance in the market. And, of course, read the buying agreement carefully before signing.
HomeLight suggests you consult with an experienced local agent to get a better idea of what your home might be worth if sold on the open market. Then, compare your cash offer. HomeLight can connect you with a top-performing agent in your market. You can also use HomeLight’s Home Value Estimator to get an initial ballpark estimate in less than two minutes.
Other options to sell your Edmond home quickly
For homeowners seeking a quick sale, there are additional options beyond house-buying companies, each with its own benefits and considerations.
iBuyers
iBuyers (instant buyers) use automated valuation models to quickly estimate your home’s value, making cash offers that are often closer to market value for homes in good condition. The iBuyer process is primarily online, with timelines from a few days to two weeks. Companies like Opendoor and Offerpad charge service fees, typically 5-6%, and focus on homes in markets with uniform housing.
Listing with an agent
Though a traditional sale may seem lengthy, listing with a skilled agent can sometimes lead to a fast sale, especially in a hot market. Partnering with a top agent often yields the best price, as HomeLight data shows top agents can sell homes for up to 10% more. An agent will typically provide a comparative market analysis (CMA) to guide your pricing; these reports are often free. Some agents can even connect you with cash buyers closer to market value. If you’d like to explore this path, HomeLight can connect you with a top local agent.
FAQs on Edmond house-buying companies
By and large, most We Buy Houses for Cash companies in Edmond are legitimate businesses. Their services and transaction fees may differ, but the business model has been around for decades. If you use an established group with a track record, you can be fairly confident that it’s legit.
That said, as with any financial transaction, it’s a good idea to be on the alert for scams. Always research companies before you sign a contract. Check customer reviews, look at their online presence, verify professional licenses, get a referral if possible, and vet the company on the Better Business Bureau website. Watch for anything that just doesn’t seem right.
As described in our pros and cons list above, most Edmond We Buy Houses for Cash companies apply the 70% rule, meaning they’ll offer you about 70% of your home’s after-repair value minus their estimated repair costs.
Here’s an example of what a simplified formula might look like:
(Your home’s ARV x .70) – repair costs
To see how this might work in a real-world scenario, let’s take a look at an example offer equation. Let’s say your Edmond craftsman could sell for $425,000 after repairs, but it will need $30,000 of work to get there.
($425,000 x .70) – $30,000 = $267,500
In this example, an Edmond We Buy Houses company might offer you around $267,500 for your home.
However, different types of house-buying companies will offer varying amounts for homes. As mentioned previously, iBuyers tend to pay more than We Buy Houses companies because iBuyers look for homes in better condition. An iBuyer might pay you 90% or more of market value while charging a fee for their services.
When you accept an offer from an Edmond We Buy Houses for Cash company, you will likely be coming to grips with a double-edged sword. On the one side, it shouldn’t cost you any additional money because these companies make an offer and handle almost everything once it is accepted. Conversely, you’ll likely get less money overall for your home.
Because We Buy Houses for Cash companies tend to focus on distressed homes, they typically have zero fees. Many will even cover your closing costs. In most cases, this means that the cash offer you receive will be the price you walk away with at the end of the deal. Of course, asking the company if any hidden program fees might impact your bottom line is always a good idea.
1. Research and vet the house-buying companies that serve your Edmond area. Our list above is a good place to start.
2. Submit offer requests to a few of the companies you like best.
3. Schedule any required on-site property visits.
4. Compare offers. Weigh the pros and cons and choose the best option for you.
5. Close the sale in a week to 30 days and get paid. (Some companies will let you choose a closing date up to 90 days after accepting the offer, which can be helpful when planning a move.)
We Buy Houses for Cash in Edmond vs. top Edmond agent
Another helpful exercise is to compare how a We Buy Houses for Cash company might stack up against working with a real estate agent. Let’s take a glance at how different aspects of the sale might look and compare possible proceeds.
| Aspect of the sale | Sell to a We Buy Houses for Cash company in Edmond | Sell with a top Realtor in Edmond |
| Selling timeline | 7 to 30 days | 78 days average; 34 to attract an offer, 44 to close the loan |
| Home preparations | None | Deep clean, declutter, make necessary repairs, landscape, stage home |
| Showings | None | 10 to 25 showings average |
| Inspections / repairs | None | May need to make additional repairs for the buyer or renegotiate the price |
| Appraisal | None | May need to lower your asking price if the appraisal comes in low |
| Title search | Cash-For-Homes companies often handle title issues | Must clear title before you can sell the home |
| Financing contingency | None | Mortgaged buyers use a financing contingency that could hold up the deal if the buyer’s loan doesn’t clear |
| Agent commission | None | 3%-5.8% average |
| Closing costs | None | 1% to 3% of the home sale price on top of agent commission |
Example net proceeds
Below, we’ve compiled one example of how net proceeds may differ between selling a home to a We Buy Houses for Cash company and an agent-assisted sale.
Let’s say your home in Edmond is worth about $425,000 and needs about $25,000 in repairs. Once the repairs are completed, the home might be worth around $450,000.
| Sell to a We Buy Houses for Cash company in Edmond | Sell with a top Realtor in Edmond | |
| Estimated sale price | ($450,000 x .70) – $25,000 = $290,000 | $425,000 |
| Market preparations | 0 | $4,250 (1% of sale price) |
| Agent commissions | 0 | $12,750 (3% of sale price) |
| Closing costs | 0 | $6,375 (1.5%) |
| Estimated take-home for seller | $290,000 | $401,625 |
As this example illustrates, financially, it’s usually in your best interest to partner with an experienced real estate agent.
However, net proceeds are not the only consideration when selling a home. What’s best in your situation will depend on the condition of your property, what level of repairs are needed, and your selling objectives. It could be that selling on the open market will be a challenge in your area, or the agent timeline might not fit your immediate needs.
Key takeaways
- Quick cash sale: Cash-for-homes companies offer a fast way to sell, ideal for homeowners who need immediate funds or want to avoid lengthy processes.
- Sell as-is: Cash buyers typically purchase homes as-is, so you can skip repairs, cleaning, and staging.
- Lower than market offers: Expect offers to be below market value, which may be less than you’d get by listing with an agent.
- Simplified process: Cash sales involve fewer steps, making it an attractive choice for sellers looking for convenience or a hassle-free transaction.
- Minimal negotiation: Most cash-for-homes companies provide a fixed, take-it-or-leave-it offer, giving you less flexibility to negotiate.
- Know your home’s worth: Always be aware of your property’s estimated market value before you proceed with a cash-offer company.
At HomeLight, we’re happy to lend a guiding hand in navigating your real estate journey. Let us help you make an informed and confident decision, whether you’re looking for a no-obligation cash offer through a trusted platform like Simple Sale or seeking to consult with a top Edmond agent.
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