Duncan, OK · Stephens County · How it works
How Selling Your Duncan House to Us Works
USA Home Buyers buys houses as-is in Duncan and Stephens County. We buy houses as-is, in any condition — no repairs, no cleaning, no cleanout required to sell to us. Start with the property address and what you know; you do not need every answer before the first conversation.
Call 888-274-5006 with a question or to talk about the house.
Tell us about the houseWe give written cash offers in 24 hours.
Start with the address and what you know about the property. Open questions can be part of the first conversation.
We'll give you a written cash offer within 24 hours.
From the first conversation to settlement
The sale, step by step
Tell us what you know about the house
Share the address, condition, who lives there, access, and the timing you are considering. If a mortgage payoff, lien, inherited ownership, tenant, or notice is part of the situation, mention it. Start with what you know; the remaining property questions can be sorted out during the conversation.
Talk through the property and sale choices
We ask about the house as it sits, repairs, occupancy, access, ownership, and timing. We give written cash offers in 24 hours. Compare a direct sale with listing or another option, and ask about any information still needed for the property review.
Read the written offer and terms
You get a written offer and written terms before you commit, and we close through a title company. Read the price, responsibilities, possession, timing, costs, and property-specific conditions before you decide whether to proceed.
Work through title, authority, and payoffs
The title company checks the deed, who can sign, mortgage payoff information, liens, and tax items needed for settlement. Bring the notices, statements, or estate papers you have so the right questions can be checked. A payoff, lien, or back-tax balance appears separately from closing costs.
Review the settlement sheet and close
The settlement sheet shows how the sale money breaks down. We always review the settlement sheet with the seller and walk through how the money breaks down so there is no confusion. We try to do that the day before closing so settlement is smooth; the title company confirms the final numbers. The title company confirms the final numbers and closing instructions for the transaction.
You're going to get a fair price and not have to do anything. Just show up at settlement.
Two ways to sell to us
Compare Cash Offer and EZ Sale
We have two ways to buy. A Cash Offer is built for speed, condition, and tough situations — heavy repairs, tight timelines, difficult circumstances. EZ Sale is often the better fit when the house doesn't need major repairs and you want a higher number. Either way, you compare written numbers and you pick what works best for you.
Swipe across the table to compare all four selling options.
| Factor | List with a realtor | FSBO | Cash Offer | EZ Sale |
|---|---|---|---|---|
| Timeline | Market-dependent | Market-dependent | 30 days or less | 60 days or less |
| Price | Highest, if it sells | Varies | Lower price | Higher price than the Cash Offer |
| Repairs | Repairs may be needed before listing or after inspection | The seller handles repair decisions | No repairs | No repairs |
| Commissions | Agent commissions apply under the listing agreement | No listing-agent commission; the seller handles the sale | No commissions | No commissions |
| Closing costs | Seller costs depend on the contract and settlement statement | Seller costs depend on the contract and settlement statement | No closing costs | No closing costs |
| Showings | The seller prepares for and coordinates showings | The seller markets the property and coordinates showings | None | Yes, partner visits |
| Who buys | Retail buyer | Retail buyer | USA Home Buyers buys directly | Goes to one of our partners |
| Certainty | Depends on the buyer, inspections, financing, and contract | Depends on finding and qualifying a buyer | You get a written offer and written terms before you commit, and we close through a title company. | You get a written offer and written terms before you commit, and we close through a title company. |
| Net proceeds | Compare the expected sale price after commissions, repairs, costs, and waiting | Compare the expected sale price after seller-managed costs and work | Compare the written price after your payoff and other property obligations. No commissions. No closing costs. | Compare the written price after your payoff and other property obligations. No commissions. No closing costs. |
Both choices have written terms. Read the price, timing, responsibilities, possession, and costs, then choose what works for you.
Duncan and Stephens County details
Check the property’s jurisdiction by its address
The City of Duncan and Stephens County are separate government jurisdictions and office routes. Check the property address to confirm which applies; a Duncan mailing address alone does not settle which municipal rules cover a property. City information and county assessment or tax-roll records are handled through their respective offices.
Before the signatures
Review the settlement sheet and documentary stamp tax
Read each settlement line: the price, mortgage payoff, liens, taxes, other costs, and the amount scheduled for disbursement. Ask the title company about a line you do not recognize. Your mortgage, liens, back taxes, and share of current property taxes are separate from closing costs.
Oklahoma calls its deed-transfer tax documentary stamp tax. For a qualifying deed with consideration or value over $100, the state rate is 75 cents for each $500 or fraction of taxable consideration, excluding the value of liens or encumbrances that remain on the property. Some transfers are exempt. The closing agent confirms the amount and any exemption for the actual transfer. Read Oklahoma’s documentary stamp tax statute ↗
When you sell to us, we pay the closing costs.
When the process gets difficult
We stay with the process
It's real estate. Sometimes there are bumps in the road. We won't disappear when that happens, and we'll be fighting to get this to the closing table.
Duncan sale-process questions
Can I start the conversation before every property question is settled?
Yes. Start with the Duncan property address and what you know about its condition, occupancy, access, and timing. Call or use the form above; the remaining questions can be part of the first conversation.
Do I have to repair, clean, or clear out the house first?
We buy houses as-is, in any condition — no repairs, no cleaning, no cleanout required to sell to us.
How do the Cash Offer and EZ Sale differ?
Cash Offer is a direct purchase by USA Home Buyers, 30 days or less, at a lower price, with no repairs, commissions, or closing costs. EZ Sale goes to one of our partners, 60 days or less, at a higher price than the Cash Offer, with no repairs, commissions, or closing costs. Yes, partner visits.
How are Duncan and Stephens County records different?
The City of Duncan and Stephens County are separate government jurisdictions and office routes. Check the property address to confirm which applies. The City handles its municipal information; Stephens County Assessor and Treasurer pages cover county assessment and tax-roll routes.
What is Oklahoma documentary stamp tax?
Oklahoma’s documentary stamp tax applies to a qualifying deed when consideration or value is over $100. The state rate is 75 cents for each $500 or fraction of taxable consideration, excluding the value of liens or encumbrances that remain on the property. The closing agent confirms the amount and any exemption for the specific transfer. When you sell to us, we pay the closing costs, including Oklahoma documentary stamp tax. Your mortgage, liens, back taxes, and share of current property taxes remain separate.
Questions and next steps
Find the page for your situation
If the house is inherited, facing a foreclosure notice, occupied by tenants, has a code notice, fire damage, or a lien, read the guidance for inherited property, foreclosure, tenants, code violations, fire damage, or property liens. To compare editable sale costs and potential proceeds, use the Duncan home-sale net-proceeds calculator.
Want to talk about the house?
Call 888-274-5006 or start with the property address, condition, occupancy, and timing in the form above.