Home › Houses that need work
Houses that need work
Sell your house as-is in Tulsa. No repairs, no cleaning, no judgment.
Cracked foundation, tired roof, a kitchen straight out of 1978, or a remodel that stalled halfway. If you need to sell your house as-is, you're in the right place. For over 25 years we've bought Tulsa houses exactly the way they sit, so you don't spend a dime or a Saturday getting one ready.
- Don't fix, clean or empty a thing
- Any condition, from foundation to fire damage
- No commissions or closing costs
Every house has a story. We don't judge any of them.
The bathroom that's been "almost done" since 2014. The roof that's one good storm away from becoming a skylight. The extra bedroom nobody's opened since the Thunder came to Oklahoma. We've walked into all of it, and odds are yours won't be the worst we've seen.
Repairs cost money, time and energy, and plenty of people just don't have all three at once. That's not a failure. It's life. Our job is to explain your options in plain English and help you pick the best one. Sometimes that's selling to us. Sometimes it's a few small fixes and a listing, and we'll tell you so. We help people, not just houses.
Can you sell a house as-is in Oklahoma?
Yes, and people do it every day. Selling a house as-is simply means it sells in its current condition, and you don't make repairs first. Here's what's worth knowing:
- As-is doesn't mean hiding things. Oklahoma has a property condition disclosure law, and the honest move is always to tell a buyer what you know. With us it's simple: tell us what you know, and we'll see the rest when we walk through.
- Many buyers can't buy a house that needs serious work. FHA and VA loans have property condition standards, and a big foundation, roof or safety issue can stop those loans cold. That shrinks your buyer pool on the open market.
- Inspections can reopen the deal. When you list, the buyer's inspector writes up everything, and a long repair list often turns into a price cut a week before closing.
- Cash buyers skip all of that. We look at the house before we make an offer, so the condition is already priced in. No lender appraisal, no financing to fall through.
How much can you sell a house for as-is?
Straight answer: less than the same house would bring fully fixed up. Anyone who says otherwise is mistaken. The real question is how much you'd keep after paying for repairs, holding costs and commissions, and how long it would take.
Here's how we figure our offer:
- What it should be worth fixed up, based on recent sales of similar Tulsa-area houses.
- Minus the repairs, priced the way we'd actually pay for them.
- Minus our costs to buy, hold and resell it, like taxes, insurance, utilities and closing costs.
Our offer is below full retail, and we'll always say that plainly. In exchange, you skip the repairs, the cleaning, the showings and the commissions, and you pick the closing date.
Should you fix up your house before selling?
Sometimes. If the house is solid and just needs paint, carpet and a good cleaning, and you have the time and cash, a little work and a listing may put more in your pocket. Big-ticket repairs are a different story. A foundation, a roof, fire damage or a gut remodel often cost more than they add by the time you're done, and they can take months. We'll give you our honest take either way.
Fix it, list it as-is, or sell it to us?
There's more than one right answer. Here's how they stack up.
| Fix it, then list it | List it as-is | Sell it to us | |
|---|---|---|---|
| Repairs | You pay for them up front | None, but buyers will ask for credits | None |
| Cleaning and cleanout | Yes, plus staging | Yes | No. Leave what you don't want. |
| Showings | Yes | Yes | One walkthrough |
| Commissions | Usually | Usually | None |
| Buyer financing risk | Some | High, many loans won't cover it | None |
| Timeline | Months of work, then the market | Unpredictable | As fast as 14 days, or when you're ready |
| Sale price | Highest on paper | Lower, and often renegotiated | Below retail, in writing up front |
| Best fit | Solid house, time and cash to spare | Light repairs, flexible timeline | Big repairs, or you just want it done |
Tulsa houses we buy as-is, in any condition
If it's on this list, you don't have to fix it. If it's not on this list, call anyway.
Major repairs needed
Roof at the end of its life, an HVAC system on borrowed time, old wiring or panels, plumbing or sewer line trouble. Big systems are where repair bills get scary fast. We buy the house with all of it as-is and take on the work ourselves.
Foundation problems
Tulsa's clay soil swells when it's wet and shrinks when it's dry, so sticking doors, sloping floors and stair-step cracks in brick are common around here. Pier work can run into the thousands or tens of thousands, and serious structural issues can rule out many FHA and VA buyers.
We buy houses with foundation problems as-is, cracks and all. If you already have a repair estimate, share it. If not, no need to get one.
Storm, hail or fire damage
Green Country gets more than its share of hail and wind, and a fire can turn a house upside down overnight. Whether it's a beat-up roof, water coming in after a storm, or smoke and soot damage, we buy storm- and fire-damaged houses as-is.
Got an open insurance claim? Talk to your adjuster before you sell. Who keeps the claim money depends on your policy and the sale contract, and we'll work around whatever they tell you.
Mold or water damage
A slow leak under the sink, a wet crawlspace, a roof that let go during a storm. Is it illegal to sell a house with mold? No, but you should disclose what you know. We buy houses with mold and water damage as-is, so you don't have to pay for remediation before you sell.
Code violations
Got a notice from City of Tulsa Code Enforcement? Usually you get a deadline to fix the problem. If it isn't fixed, the city can hire a contractor, send you the bill plus a fee, and file a lien, which can complicate a sale.
We can often buy houses with open code violations and handle the fixes after closing. Any city liens typically get paid out of the sale at closing through the title company.
Outdated and never updated
Original kitchen, popcorn ceilings, carpet that's seen a few decades. Nothing's broken, it's just from another era. You don't have to update a thing. We'll handle the renovation.
Full of belongings
Can you sell a house full of stuff? With us, yes. Take what matters and leave the rest: furniture, clothes, the garage, the attic, the shed. We'll handle the cleanout. No judgment if it's a lot. We've seen garages you could get lost in. If the house came to you through a family member, see our page on selling an inherited house.
Half-finished renovation
The contractor disappeared, the budget ran out, or life got in the way. Gutted kitchens, open walls and bare subfloors don't scare us. We buy unfinished and half-renovated houses as-is and finish the job ourselves.
What happens to the house after we buy it
We fix it up and give it a second life. Here's some of our own work.
Drag the handle on either photo to see the before and after.
How selling your house as-is to us works
Four steps, and no obligation at any point.
-
Tell us about the house
Call, text, or fill out the form. Tell us what's wrong with it. The more honest, the better the offer fits.
About 5 minutes -
We walk through it once
One visit, in person. Don't clean, don't fix, don't apologize for the mess.
Usually within 24 hours -
You get a written offer
A fair cash offer, in writing. Compare it to listing, or run it by anyone you trust.
No obligation to accept -
You pick the closing date
We close through a licensed title company on your timeline. Take what you want and leave the rest.
As fast as 14 days
As-is questions we get a lot
Can you sell a house as-is in Oklahoma?
Yes. Selling as-is just means the house sells in its current condition and the seller doesn't make repairs first. It's legal and common in Oklahoma. It doesn't mean hiding problems, so be upfront about what you know.
Do I have to disclose problems if I sell as-is?
Selling as-is doesn't get you out of being honest. Oklahoma has a property condition disclosure law, and the right move is always to tell a buyer what you know. With us it's simple: tell us what you know, and we'll see the rest when we walk through. If you have questions about the disclosure form itself, ask a real estate attorney.
Should I fix up my house before selling?
Sometimes. Small cosmetic fixes on a solid house can pay off if you have the time and cash. Big-ticket repairs like a foundation, roof or fire damage often cost more than they add by the time you're done. We'll give you our honest take either way.
Can I sell a house with foundation problems in Tulsa?
Yes. Foundation trouble is common around Tulsa because of our clay soil. Many buyers using FHA or VA loans can't buy a house with serious structural issues, which makes listing harder, but cash buyers like us buy them as-is with the cracks still there.
Is it illegal to sell a house with mold?
No. It's legal to sell a house with mold or water damage, but you should disclose what you know. We buy houses with mold and leaks as-is, so you don't have to pay for remediation first.
Can I sell a house that needs a new roof?
Yes. An old or storm-damaged roof can make it hard for some buyers to get a loan or insurance, but we buy houses that need a roof exactly as they are. If there's an open insurance claim, talk to your adjuster before you sell.
Can I leave stuff in the house when I sell it?
With us, yes. Take what matters and leave the rest. Furniture, junk, the old fridge in the garage. We'll handle the cleanout.
How much will you pay for my house as-is?
It depends on the house. We start with what it should be worth fixed up, subtract the repairs and our costs to buy, hold and resell it, and give you the offer in writing. Our offer is below full retail, and we'll always say that plainly.
Am I obligated if I ask for an offer?
Nope. Get our offer, compare it to listing, sleep on it, or walk away. We won't chase you.
Let's talk it through
No obligation, no pressure. Just a real conversation with one of us about the house and what makes sense for you. Your call.
We buy houses as-is across the Tulsa area
- Tulsa
- Broken Arrow
- Owasso
- Sand Springs
- Jenks
- Bixby
- Sapulpa
- Glenpool