Our Process
How a Cash Home Sale Works With Landrun
Fair, transparent, and on your timeline. Here is exactly what happens from the first phone call to the day you get paid.
Call (405) 563-7222How does selling a house to a cash buyer work?
There are three steps. You tell us about the property, we present a no-obligation all-cash offer (often the same day), and if you accept, you choose the closing date — as soon as 7 days out, or later if you need more time. Closing happens at a local title company, exactly like a traditional sale, except there is no lender, no appraisal contingency, no agent commission, and no repair negotiation.
The Three Steps
Call Landrun Home Buyers
Tell us about the property, your situation, and what you are hoping to walk away with. It takes about five minutes, by phone or through the form on this site.
Get Your Cash Offer
We look at the property's location, condition, the repairs it needs, and recent comparable sales nearby, then present a clear all-cash offer — often during that first conversation. We will walk you through exactly how we got to the number.
Decide on Your Timeline
If the offer works, we can close in as few as 7 days. If you need longer — to find your next place, to finish probate, to let a tenant move out — we close when you are ready. If it does not work, that is a fine answer too. There is no obligation.
What Happens Between Offer and Closing
Once you accept, the mechanics are simple and mostly handled for you:
- We open title. A local title company runs a title search to confirm ownership and turn up any liens, judgments, or unpaid taxes attached to the property. This is standard on every real estate sale, cash or financed.
- We resolve anything the search turns up. Back taxes, a contractor's lien, an old mortgage that was never released, a probate that was never completed — these are common and usually solvable. Payoffs typically come out of the sale proceeds at closing rather than out of your pocket.
- You pick a closing date. We work around your move, not the other way around.
- You sign and get paid. Closing takes under an hour. Funds are wired or issued as a cashier's check. There is no commission deducted and typically no closing costs charged to you.
You never need to make a repair, hold a showing, host an open house, or clean the property. Anything you do not want to move, leave it — we handle the clear-out.
How We Arrive at Your Offer
We would rather you understand the number than just receive it. Our offer works backward from what the house is likely to be worth once it is fully repaired:
Your offer = (likely resale value after renovation) − (cost of the repairs and updates it needs) − (our holding, selling, and renovation margin)
So four things drive the number: location, the property's current condition, the specific repairs required, and recent comparable sales in the immediate area. A house in Edmond and an identical house in Del City get different numbers because the resale values differ.
This is also why we are candid that a cash offer lands below full retail market value. The margin is what pays for taking on the renovation, the holding costs, and the resale risk. What you get in exchange is certainty and speed. Whether that trade is worth it depends entirely on your situation — and finding out costs nothing.
What You Do Not Have to Deal With
No Commissions
No commissions, and we cover closing costs. Our business model is based on improving the property and managing the resale ourselves — not on charging you a fee.
A Private Sale
Your information stays protected from agents, browsing buyers, and MLS exposure. The whole transaction stays private and discreet.
Sold Fully As-Is
When we say “we buy houses as-is,” we mean it. If the property needs work you would rather not deal with, we take it on.
No Repairs Needed
We take full responsibility for every repair once we buy — from a roof replacement to a full gut remodel.
A Fast, Certain Close
We buy with our own funds, so there is no waiting to find out whether a buyer's loan gets approved. Closing can happen in as few as 7 days.
No Cleaning Needed
Leave what you do not want. We handle the clear-out, so there is nothing to stage and no showings to prepare for.
Start With a No-Obligation Offer
Questions About the Process
Will you be listing my home on the MLS or actually buying it?
We are direct home buyers, not real estate agents. We purchase properties in Oklahoma with our own funds. After we buy, we typically renovate the home and either resell it or keep it as a rental in our portfolio. Your house is never listed on the MLS and never shown to other buyers.
Do I need to make any repairs before selling?
No. We buy houses in any condition — whether the property needs a full gut renovation or just cosmetic updates. You do not need to hire a contractor, fix anything, or even clean. Many homeowners are stuck precisely because of repairs they cannot afford or manage, and a cash sale removes that obstacle entirely. We will even clear out anything you want to leave behind.
Do you pay fair prices for properties?
We buy below full retail market value, and we are upfront about that — it is what makes the renovation and resale work on our end. What you get in exchange is a guaranteed cash payment, a closing date you control, no financing that can fall through, no repair costs, and no agent commissions. For sellers who value speed and certainty over squeezing out the last dollar, that trade is usually worth it. Our offer is free and carries no obligation, so you can compare it against what an agent tells you and decide for yourself.
How do you determine the price you offer on my home?
We look at four things: the property's location, its current condition, the repairs it needs to become market-ready, and what comparable homes nearby have actually sold for recently. We then work backward from the likely resale value, subtracting renovation cost and our margin. We will walk you through that math before you decide — you should understand how we got to the number.
Are there any fees or commissions to work with you?
None. There are no fees and no commissions when you sell to us, and we typically cover the closing costs as well. We make our money by taking on the renovation and resale risk after we buy, not by charging you. What we offer is what you walk away with at closing.