Murphy Homes Are Sitting 99 Days on Market - Yours Doesn't Have To

None. We buy Murphy homes exactly as they sit - cracked foundations from North Texas clay soil, aging HVAC, outdated kitchens, cosmetic damage, and all. You do not patch, repaint, or stage anything before closing.

This matters most for Murphy homeowners dealing with foundation movement. Clay soil expansion and contraction is common throughout Collin County, and foundation repair quotes can run $8,000 to $30,000 or more. When you sell as-is for cash, that cost comes out of our numbers, not your pocket - and you avoid the repair process entirely.

We start with what comparable Murphy homes are actually selling for right now - not peak 2022 values. With Murphy's median price down 5.2% year-over-year to $578,000 as of February 2026, and homes sitting an average of 99 days before closing, current comparable sales are the realistic baseline, not the Zillow estimate from 18 months ago.

From that adjusted market value, we subtract estimated repair and update costs, our carrying costs during renovation (property taxes, insurance, financing), and a margin that makes the project viable. Most sellers receive somewhere between 70% and 85% of after-repair value depending on condition and location. That range is lower than a top-dollar listing, and we do not pretend otherwise - but you net that amount with zero agent commissions (typically 5-6%), no repair costs, no staging fees, and no risk of the 99-day wait ending in a price reduction anyway.

We walk you through every line of the calculation before you decide anything. For more context on how Texas closings work, the Texas home seller guide from Texas Secure Title covers what sellers can expect at each stage.

In Texas, closings are handled by a licensed title company, not an attorney and not the buyer alone. We work with established Collin County title companies that conduct a full title search, clear any outstanding liens or encumbrances, handle the deed transfer, and issue title insurance to protect your ownership record.

Property taxes are prorated at closing based on the exact date - you pay your share of the current year's Collin County taxes up to closing, and the buyer takes over from there. Texas has no state transfer tax, so the recording fee paid to the Collin County Clerk is typically the only county-level cost. The title company holds your funds in escrow and releases them only when the transfer is complete and recorded - you are not handing a check to a stranger. For a full walkthrough of what Texas sellers can expect, review the Texas real estate commission resources published by TREC.

Yes - we buy homes throughout Murphy's planned subdivisions, including Glen Ridge Estates, The Timbers, Rolling Ridge Estates, and Maxwell Creek North, as well as unincorporated Collin County addresses nearby. Zip code 75094 is our home territory.

If you are in a subdivision with an active HOA, we handle the HOA transfer process and estoppel documentation on our end. You do not have to coordinate with the HOA board, request transfer certificates, or worry about outstanding assessment balances holding up a traditional buyer's financing. That HOA friction is one of the most common reasons Murphy subdivision sales get delayed or fall apart - it is not a problem in a cash transaction.

Liens do not automatically disqualify a sale - they just need to be resolved before the deed transfers. The title company we use conducts a title search early in the process and flags any outstanding issues: mechanics' liens, unpaid property taxes, HOA assessment liens, or a second mortgage. In most cases, those are paid off from the sale proceeds at closing rather than out of your pocket beforehand.

If the title issue is more complex - a disputed boundary, missing heir, or clerical error in the chain of title - we will tell you honestly what it means for the timeline. Some issues resolve in days; others take a few weeks. Either way, you know upfront rather than finding out the day before a traditional closing collapses.

National iBuyers use automated valuation models built on broad metro data - not Murphy's specific 99-day DOM or the price adjustments Collin County appraisers are applying right now. Their offers can look clean but often include service fees of 5-8% on top of a below-market valuation, and they typically require homes to meet minimum condition standards that exclude foundation issues, deferred maintenance, or properties with title complications.

We are a local buyer. We inspect the property ourselves, explain how we arrived at the number, and can close on a timeline that fits your situation - whether that is 10 days or 45 days. There is no algorithm deciding your offer and no call center managing your file. If your home does not fit the iBuyer criteria because of condition, HOA complexity, or a school district boundary issue that affects buyer demand, we can still make an offer.

Texas uses a non-judicial foreclosure process, which moves faster than most states. Once your lender posts the 21-day notice of sale at the courthouse after the 20-day cure period, the foreclosure sale happens on the first Tuesday of the following month. From notice to sale, the full timeline can compress to 41 days after the cure window closes.

A cash closing can happen in as little as 7 to 14 days if title is clear - well within that window in most cases. The key is starting the conversation early, before the notice of sale is posted. Once you contact us, we can tell you honestly whether the timeline works. For context on your rights and options, Texas real estate commission resources include state-specific guidance on the sale process.

It can. Homes on the Murphy ISD side of the district boundary appeal to a different buyer pool than homes zoned to Plano ISD, and that difference shows up in days on market and the price buyers are willing to pay. In a slower market where Murphy homes are already averaging 99 days to close, school district zoning is one more variable that affects how quickly a traditional listing attracts serious offers.

When you sell for cash, school district zoning does not factor into our offer the same way it does for a retail buyer - we are looking at the property, condition, and current comparable sales, not filtering by district lines. If the district boundary has been limiting your buyer pool, a cash sale removes that friction entirely.

In most cases, yes. Texas law requires sellers to complete a TREC Seller's Disclosure Notice (TREC Form OP-H) disclosing known material defects, even in as-is cash sales. Certain exemptions apply - estate sales transferring through probate, foreclosure transfers, and some family transfers may be exempt - but a standard owner-to-buyer cash sale typically requires the disclosure.

This is actually a protection for you, not just the buyer. Disclosing known issues in writing limits your liability after closing. We will walk you through what the form requires and answer any questions you have before you sign anything. For specifics on what Texas requires, the Texas real estate commission resources page covers seller obligations clearly.