What types of properties do you purchase?

We buy a wide range of properties, including single-family homes, townhouses, condos, and multi-family units. We also buy mobile and trailer homes when the land is included, plus commercial properties, businesses, and vacant land or lots.

Do you buy homes in any condition?

Yes. We buy houses in any condition — homes that need a little work or a lot of work, even burn-outs and tear-downs. You never need to make repairs or clean up before selling.

How does the process work?

It's easy as 1-2-3. First, a quick call to discuss your home's condition and timeline, and we agree on a fair cash price. Second, a quick walkthrough to verify the condition. Third, we close on your timeline — no delays, no contingencies — and you walk away with cash.

Are there any fees or commissions?

No. There are no fees, no commissions, and no hidden costs. The offer we make is what you receive, and we handle all the paperwork.

How fast can you close?

We can close in as little as 7 days, or on whatever timeline works for you. Because we buy with cash, there's no waiting on bank financing or appraisals.

What if my property is in foreclosure or has liens?

We can still help. We regularly buy houses facing foreclosure or with liens, back taxes, or title issues, and we work with the title company to resolve them at closing.

Is there any obligation if I request an offer?

None at all. Our cash offers are 100% free and no-obligation. If the offer doesn't work for you, there's no pressure to accept.

I'm dealing with a difficult tenant. Can you still buy my property?

Yes. We buy occupied rental properties, including those with difficult tenants. You don't need to handle the eviction or wait for the lease to end — we take care of it after closing.

How do you determine the offer price for my home?

We look at your home's location, condition, needed repairs, and recent comparable sales in your neighborhood, then make a fair cash offer based on those factors — explained clearly with no lowball games.

Do I need to move out immediately after selling?

No. We close on your timeline and can be flexible on move-out dates, so you can transition on a schedule that works for you.

Facing Foreclosure in Oklahoma? Here Are Your Options

Michael Lee

Jul 4

5 min read

Updated: Sep 14

Falling behind on mortgage payments is one of the most stressful things a homeowner can face. The letters pile up, the phone calls start, and it can feel like the clock is running out. Here's the truth: if you act early, you have real options — and most of them let you walk away in far better shape than a foreclosure on your record.

This guide covers how foreclosure works in Oklahoma and the five paths available to you.

How Foreclosure Works in Oklahoma

In Oklahoma, most foreclosures go through the court system (judicial foreclosure). That process takes time — typically several months from the first missed payment to a sheriff's sale. That time is your window to act.

The general sequence looks like this:

Missed payments — most lenders won't start legal action until you're a few months behind
Notice of intent to foreclose — Oklahoma law generally requires written notice before the lender files
Lawsuit filed — you'll be served with a petition and have a limited time to respond
Judgment and sheriff's sale — if the lender wins, the home is scheduled for auction

The single biggest mistake homeowners make? Waiting. Every week you wait, options disappear and costs (late fees, legal fees, interest) stack up against your equity.

Option 1: Catch Up or Modify the Loan

If your financial setback was temporary, call your lender before anything else. Ask about:

Reinstatement — paying the past-due amount in a lump sum
Repayment plan — spreading the missed payments over future months
Loan modification — permanently changing the loan terms to lower the payment
Forbearance — temporarily pausing or reducing payments

Lenders lose money on foreclosures; many would rather work something out. Free HUD-approved housing counselors in Oklahoma can help you negotiate.

Option 2: Refinance

If you have equity and your credit hasn't taken too much damage yet, refinancing might lower your payment. This works best early — once you're months behind and in active foreclosure, approval gets tough.

Option 3: Sell the House Before the Auction

If keeping the home isn't realistic, selling before the sheriff's sale protects two things that matter enormously for your future: your equity and your credit.

Think about what a foreclosure costs you:

Your equity can be wiped out by legal fees, interest, and a below-market auction price
A foreclosure stays on your credit report for up to seven years
It can make it much harder to rent, borrow, or buy again

Selling — even at a discount to full retail — usually beats all of that. If there's equity in your home, a sale lets you capture it instead of losing it at auction.

The problem with listing: a traditional sale takes time you may not have — repairs, showings, buyer financing, appraisals, and 30-45 day closings, with deals that can fall through at the last minute.

The fast alternative: a direct cash sale. At Speedy Sale Homes, we buy houses in the OKC metro as-is and can close in as little as 7 days. No repairs, no commissions, no waiting on a bank. We've worked with sellers in foreclosure many times and work closely with experienced Oklahoma real estate attorneys to get deals closed before deadlines.

Option 4: Short Sale

If you owe more than the house is worth, your lender may approve a short sale — selling for less than the mortgage balance. It damages your credit less than a foreclosure, but it requires lender approval and patience. Ask your lender about their short sale process, and get advice before signing anything.

Option 5: Deed in Lieu of Foreclosure

As a last resort, some lenders will accept the deed back and cancel the foreclosure. You lose the house and any equity, but avoid the full foreclosure judgment. This mainly makes sense when there's no equity and no buyer.

Behind on Property Taxes? Your Home Is at Risk Too

Your mortgage lender isn't the only one who can take your house. In Oklahoma, if property taxes go unpaid for roughly three years, the county can sell your home at its annual tax resale auction — held every June. Many homeowners don't realize how real this risk is until the final notices arrive, and by then the clock is very short.

We've seen this one up close. We bought a home from an Oklahoma City homeowner who was days away from losing it at the sheriff's sale over unpaid property taxes. Instead of watching the county auction the house off — along with every dollar of equity she had built — she sold to us. The back taxes were paid off at closing, the sale was stopped, and she walked away with cash in her pocket.

If you're behind on property taxes, the same rule applies as with a mortgage foreclosure: the earlier you act, the more of your equity you keep. A tax sale wipes out your ownership — selling before it happens protects what's yours.

Which Option Is Right for You?

Want to keep the house and income has recovered? Talk to your lender about reinstatement or modification, today.
Have equity but can't afford the house? Sell before the auction and protect that equity. Fast cash sale if the clock is short or the house needs work; list it if you have time and the house is market-ready.
Behind on property taxes? Act before the county's June tax resale — sell or pay the taxes off, but don't let it go to auction.
No equity? Ask about a short sale or deed in lieu.

Whatever you choose, do it now. In foreclosure, time is the one resource you can't get back.

How We Can Help

Call 405-309-1700 — tell us your situation and your deadline. No pressure, no judgment. We've seen it all.
Get a cash offer — based on the home's condition and market value, usually within a day.
Close before your deadline — we've closed in as little as 7 days, and we handle the paperwork.

The consultation is free, and there's zero obligation. Even if you don't sell to us, we'll tell you honestly what your house is worth and what your options look like.

Behind on payments in Oklahoma City, Tulsa, or anywhere in between? Don't wait for the auction date. Call 405-309-1700 or get your free cash offer now at speedysalehomes.com.

This article is general information, not legal or financial advice. Foreclosure and tax sale timelines vary by case and county — consult an Oklahoma attorney, your county treasurer, or a HUD-approved housing counselor about your specific situation.