We Buy Houses Edmond, OK: Top 4 Companies
- Published on
- 15 min read
-
Joseph Gordon EditorClose
Joseph Gordon EditorJoseph Gordon is an Editor with HomeLight. He has several years of experience reporting on the commercial real estate and insurance industries.
If you’re a homeowner in Northern Oklahoma who needs to sell your house quickly, you may have seen signs advertising “We Buy Houses Edmond, OK.” These firms 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 7 days. No showings, no repairs, no open houses. Available to sellers throughout Edmond, OK.
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 home to a cash-for-homes company:
- Reach out for an offer: Contact a house-buying company and provide basic details about your property, including its location, size, and current condition.
- 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.
- Receive a cash offer: After evaluating your home, the company will make an all-cash offer, typically within 24 to 48 hours, which you can choose to accept or decline.
- Review the contract: If you decide to move forward, the company will present a purchase agreement outlining terms, including the sale price and timeline.
- 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.
- 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’ property, whether that’s a craftsman or a colonial. By working with 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 provides homeowners with an alternative to the costs and delays of traditional sales. The company purchases properties as-is, eliminating the need for repairs or realtor involvement. Sellers receive cash offers within 24 hours, and closings can occur in as little as seven days. With a focus on exceeding competitors’ offers, the firm demonstrates a strong dedication to the communities it serves.
Locations: Throughout Oklahoma, including Edmond, and other states like Texas and Florida
Closing costs: Sellers pay no closing costs; Local Guy Buys Houses covers them.
Valued for its trustworthy business practices, Local Guy Buys Houses has been accredited by the Better Business Bureau (BBB) since 2021 and now maintains an A+ rating. It earned 4.6 stars on Google, as reviewers praise the team’s professionalism and reliability.
Some emphasized how supportive and genuinely committed to helping homeowners throughout the process. Others commend how the team communicated clearly, kept clients informed, and worked diligently to find effective solutions. Many highlight the team’s dedication to achieving the best possible outcome.
Website: localguybuyshouses.com
Phone number: 405-583-6782
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. It features one of the largest networks 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 the platform, you can get a no-obligation, all-cash offer in 24 hours and sell your home in as few as 7 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 platform by HomeLight, a real estate solutions company founded in 2012. Given its strong focus on excellent customer service, it has been BBB accredited since 2019 and now holds an impressive 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.
Website: homelight.com/simple
Phone: 844-488-8455
We Buy Houses, Edmond
Established in 1997, WeBuyHouses.com is a leading real estate investment firm operating in over 200 markets across 30 states, specializing in the purchase of homes in any condition. Trusted by more than one million property owners, the company is known for its reliable and professional service.
It provides competitive cash offers within 24 hours, even in challenging situations such as missed mortgage payments or impending foreclosure. Transactions are designed to be fast and seamless, with closings possible in as little as seven days.
Locations: Nationwide, including Edmond
Closing costs: Sellers pay no closing costs; WeBuyHouses.com covers them.
WeBuyHouses.com has been BBB accredited since 2020 and has an A+ rating. Its Google Business Profile earned 3.7 stars, as it received mixed reviews from clients.
While many sellers praise the company for smooth transactions and top-rated service, others have raised issues with its outreach approach, especially unsolicited, unidentified calls. Overall, customer satisfaction varies depending on individual experiences.
Website: webuyhouses.com
Phone number: 405-757-2507
OKC Property Buyers
OKC Property Buyers provides homeowners with fast, hassle-free solutions for selling their homes. The company presents cash offers within 24 to 48 hours of initial contact. Sellers can keep any possessions they wish and leave the rest behind, as all repairs and cleanup are handled by the team. Homeowners maintain control over the process by selecting a closing date that fits their schedule.
Locations: Throughout Oklahoma, including Edmond
Closing costs: Sellers pay no closing costs; OKC Property Buyers covers them.
Trusted for transparent and fair dealings, OKC Property Buyers has been BBB accredited since 2020 with an A+ rating. On Google, it holds a 4.8-star rating, with many clients sharing that the company offers a refreshingly straightforward and honest experience.
Reviewers appreciate that the team treats sellers like people, not transactions, and is responsive, clear, and easy to work with. Many highlight the company’s willingness to handle challenging properties and take on issues that would normally fall to the seller.
Website: okcpropertybuyers.com
Phone number: 405-252-9880
Why sell your Edmond house for cash?
If you’ve ever sold your home through the traditional real estate market, you know the process can drag on for months, and there’s no guarantee of a sale. But when you sell to a We Buy Houses company, you’re looking at a guaranteed sale in just a matter of days. Speed, convenience, and certainty are the top reasons many homeowners choose to work with a cash-for-homes firm.
In Edmond, selling a home on the open market using an agent typically takes around 76 days. That includes an average of 35 days on the market, from listing to signed contract, plus the typical 41 days a buyer needs to close on a purchase loan.
Compare that to the usual 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 settlement: During a divorce, selling for cash can provide a clean break, giving you the funds to move forward independently.
- Unwanted inheritance: 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 transition: 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 in poor condition requires major repairs to appeal to traditional buyers, but a cash-for-homes firm offers a way to sell “as-is.”
- Open house stress: If you prefer to avoid open houses, a cash offer lets you skip showings and potential disruptions.
- Structural damage: Homes with foundation problems may be challenging to sell conventionally. A cash buyer can purchase “as-is,” no repairs required.
- Foreclosure risk: If you’re 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.
- Remote home sale: If you’re selling from out of state, cash buyers often facilitate a simple process that removes the need to travel back and forth.
Pros and cons of house-buying companies in Edmond
When selling a home, speed and convenience are often top priorities, which is where We Buy Houses companies come in. These companies offer quick cash offers and a simplified selling process, appealing to many homeowners. However, like any option, they come with trade-offs that may not suit everyone. Understanding both the advantages and potential drawbacks can help you decide if this route is right for your situation.
Pros
- 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 let you sell your house 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.
- Convenient transaction: With fewer steps involved, the process is simplified, saving you from hosting open houses or dealing with buyer negotiations.
Cons
- 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.
Vet cash buyers and know your home’s worth
Before committing to a cash offer, it’s crucial to vet the company thoroughly. The level of service and integrity you experience from a house-buying company can vary, so make sure to:
- Research market presence: Investigate how long the company has been buying homes in your area and how they’ve performed in the market.
- Check reviews: Look for online reviews and ratings to see what other sellers have said about their experience with the company.
- Ask for referrals: Go beyond reviews on websites and ask actual clients to get a better sense of the company’s reputation and trustworthiness.
- Examine the agreement: Before signing anything, read the buying agreement carefully to ensure you fully understand the terms and conditions of the sale.
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 Edmond. You can also use our free 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.
Working with iBuyers
iBuyers (instant buyers) use automated valuation models to quickly estimate your home’s value. They make cash offers that are often closer to market value for homes in good condition. The process is primarily online, with timelines from a few days to two weeks. However, major iBuyer companies like Opendoor and Offerpad charge service fees, typically 5% to 6% of the home’s sale price, 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 professional 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, and these reports are often free. Some can even connect you with cash buyers willing to pay 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 BBB website. Watch for anything that just doesn’t seem right.
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 (ARV), then deduct 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 $390,000 after repairs, but it will need $25,000 of work to get there.
($390,000 x .70) – $25,000 = $248,000
In this example, an Edmond We Buy Houses company might offer you around $248,000 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 they look for homes in better condition. An iBuyer might pay you 90% or more of the 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 hand, it shouldn’t cost you any additional money because these companies make an offer and handle almost everything once it is accepted. On the other hand, 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. Ask the company if any hidden program fees might impact your bottom line.
- Research and vet the house-buying companies that serve your Edmond area. Our list above is a good place to start.
- Submit offer requests to a few companies you like best.
- Schedule any required on-site property visits.
- Compare offers. Weigh the pros and cons and choose the best option for you.
- 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 | 76 days average; 35 to attract an offer, 41 to close the loan |
| Home preparations | None | Deep clean, declutter, make necessary repairs, landscape, and stage the home |
| Showings | None | 10 to 25 showings on average |
| Inspections and 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 the 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% to 6% of the home’s sale price |
| Closing costs | None | 1% to 3% of the home’s sale price on top of the agent’s 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 $365,000 and needs about $25,000 in repairs. Once the repairs are completed, the home might be worth around $390,000.
| Sell to a We Buy Houses for Cash company in Edmond | Sell with a top Realtor in Edmond | |
| Estimated sale price | ($390,000 x .70) – $25,000 = $248,000 | $365,000 |
| Market preparations | 0 | $3,650 (1% of the sale price) |
| Agent commissions | 0 | $10,950 (3% of the sale price) |
| Closing costs | 0 | $5,475 (1.5% of the sale price) |
| Estimated take-home for seller | $248,000 | $344,925 |
As this example illustrates, it’s usually in your best financial interest to partner with an experienced real estate agent. However, net proceeds are not the only consideration when selling a home.
What’s best for your situation will depend on the condition of your property, the level of repairs needed, and your selling objectives. It could be that selling on the open market will be a challenge in your area, or the agent’s 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.
- As-is convenience: Cash buyers typically purchase homes as-is, so you can skip repairs, cleaning, and staging.
- Lower offers: Expect offers to come in below market value, resulting in lower profits than you might earn 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.
- Home valuation insights: Always be aware of your property’s estimated market value before you proceed with a cash-offer company to avoid extremely low offers.
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.
Editor’s note: This post is for educational purposes only. Links to and mentions of Edmond area “We Buy Houses” companies are not endorsements. Moreover, the program details mentioned above may change. Visit the home-buying company’s website for the most up-to-date information.
Header Image Source: (Stephen Leonardi/ Pexels)
At HomeLight, our vision is a world where every real estate transaction is simple, certain, and satisfying. Therefore, we promote strict editorial integrity in each of our posts.
