Our Proposal — 1244 Topeka Dr, Saginaw

Our proposal: rent now, we buy later

This is the one we recommend. It pays you the most, starts paying you right away, and takes the house off your hands.

RECOMMENDED · MOST MONEY FOR YOU

$440,000

Price locked today · cash close by Feb 28, 2028

$25,000 to you the day we sign
We pay your full mortgage + $500 every month
We handle all repairs and upkeep
We pay cash at the end, no bank loan needed
The deed stays in your name until you're paid in full
No agent fees, showings, or inspection repairs

From our last conversation, it sounded like owner financing was a concern. So instead of asking you to carry a loan for us, we're proposing rent to own: you keep the deed, we rent and take care of the house, then pay you cash at the end.

You walk away with about $137,000 after your mortgage is paid off (estimate)

Estimate. We need your latest mortgage statement to give you the exact number.

If you need to sell right away: quick sale

$410,000

Close early January 2027 · about $30,000 less

If timing matters more than price, we can also buy the house outright in early January. You'd walk away with about $107,000 (estimate), which is about $30,000 less than the rent-to-own proposal, and you'd give up the $25,000 up front and 14 months of mortgage + $500 payments. It's what we can do right now in a tough market. Please don't take it the wrong way.

What the market says

We pulled similar homes near you from the MLS (the system realtors use): big 4–6 bedroom homes, 3,500–4,100 sq ft, in Saginaw and north Fort Worth. Here's what it shows.

~$410,000

Market value for your 4,064 sq ft at the area average of $101 per sq ft

264 days

How long the one recent sale, on your own street, sat on the market

5 of 7

Homes for sale right now that have already cut their price

6 of 7

Homes for sale right now listed below $400,000

Important: these are all listed homes sold through realtors. Every price below is before the seller pays agent fees and closing costs. Agent fees are negotiable. At a 6% fee, a $410,000 sale leaves $385,400 before closing costs, and the seller keeps paying the mortgage until it sells.

Address	Status	Beds	Sq ft	Price	$/sq ft	Days listed	Price cut
1244 Topeka Dr (yours)	—	4	4,064	—	—	—	—
1229 Topeka Dr	Sold 9/25/26	6	3,981	$402,850	$101	264	—
6920 Danieldale Dr	For sale	5	3,992	$400,000	$100	88	—
5753 Lionfish Way	For sale	4	4,086	$399,900	$98	16	—
1429 Pepperidge Ln	For sale	5	3,733	$399,900	$107	171	−$15,100
1316 Pheasant Run Trl	For sale	5	3,517	$399,000	$113	59	−$20,000
2132 Bliss Rd	For sale	4	3,545	$359,999	$102	55	−$30,000
9108 Belvedere Dr	For sale	5	3,789	$355,000	$94	12	−$5,000
425 Crown Oaks Dr	For sale	5	3,542	$328,000	$93	129	−$42,950

Map of the comparable homes near 1244 Topeka Dr

Map: red pin is the home that sold on your street, green pins are homes for sale now.

What this means for you

	Price	Agent fees	Timing
Listing on the market	~$410,000 if it sells at market value	$20,500–$24,600 at 5–6%	Could be months. The last one took 264 days.
Our proposal (rent to own)	$440,000 (~$30,000 above market)	$0	$25,000 now, cash close by Feb 28, 2028
Quick sale with us	$410,000	$0	Close early January 2027

Our $440,000 proposal is above every sale and listing in this report, and you pay no agent fees on it. The quick sale matches market value, just without the fees and the wait.

See the live market report Download the full report (PDF)

Data from the MLS through Cloud CMA, pulled October 29, 2026. The market changes every day, and asking prices aren't sale prices. Market value is an estimate, not an appraisal.

How our proposal works

Four steps, about 14 months, start to finish.

When we sign

You get $25,000

Paid to you up front. It's yours to keep. A Texas lawyer writes the agreement and it's recorded with the county so everyone is protected.

January 1, 2027

We take over the house

We're flexible on this date. If a little earlier or later works better for you, just tell us. From day one, the house is our responsibility. Repairs, yard, upkeep — all on us. The deed stays in your name until we close.

Every month for 14 months

Your mortgage gets paid + $500

The mortgage payment can go straight to you or straight to your lender — your choice. If it goes to the lender, you can log in and see it any time.

By February 28, 2028

We pay cash and you're done

The title company pays off your loan and sends you the rest. No bank, no loan approval, nothing to fall through. We may be able to close a couple weeks early, but not much more than that, since that's when most of the cash becomes available.

How the $440,000 reaches you

Up front when we sign$25,000

Extra $500 a month × 14 months$7,000

Your loan paid down by our monthly payments (estimate)$9,909

Cash at the final sale (estimate)$398,091

Total$440,000

Why it works for both of us

Here's what's behind it, from the market report and from us.

⏳

Homes near you are sitting

The one similar home that sold, on your street, took 264 days. The 7 for sale now have been listed 12 to 171 days.

📉

Prices are being cut

5 of the 7 homes for sale have already cut their price, by $5,000 to $42,950. 6 of 7 are listed below $400,000.

🔒

Your price is locked

Your $440,000 price is set the day we sign, no matter what home prices do over the next 14 months.

🏠

We're the end buyer

We're not middlemen passing your contract to someone else. We're the ones buying your house, start to finish, and we'll take care of it like it's our own.

💵

Cash at the end

Our money comes from an annuity (about $500,000) that pays out in February 2028. We can show you proof now. No loan to get denied.

🛠️

Zero landlord headaches

No repair calls, no repair bills, no tenant problems. You collect your money and we take care of the house.

Compared to listing with a realtor

	Listing with a realtor	Our proposal
Agent fees	Negotiable. $20,500–$24,600 at 5–6% on a $410,000 sale	$0
Showings & open houses	Yes, keep the house ready to show	None
Repairs the buyer asks for	Possible after inspection	None — we take it as is
Buyer's loan falling through	Possible	No loan, cash
Mortgage while you wait	You keep paying it	We pay it + $500
Money up front	None until closing	$25,000 at signing

Agent fees and terms vary by agent and by sale.

Questions you might have

Tap any question to see the answer.

Why not just list the house with a realtor?

You can, but look at the market section above. A lot of similar homes near you are listed below $400,000 (6 of 7), 5 of 7 have already cut their price, and the one that sold on your street took 264 days. On top of that, agent fees come off the top, $20,500–$24,600 at 5–6%. Our proposal is $440,000 with no agent fees.

What if you don't end up buying the house?

You keep the $25,000 and every extra $500 we paid, and you still own your house. We don't plan for that to happen, our cash comes from an annuity that pays out in February 2028, but if it ever did, you're the one protected.

How do I know my mortgage is getting paid?

Your choice. We can send it straight to you, or pay your lender directly every month. If we pay the lender, you can log into your mortgage account any time and see every payment land.

Who pays for repairs?

We do. Everything. We'll treat it like it's already our house — because it's going to be. No calls, no bills to you.

What if home prices drop before we close?

Doesn't matter. Your price is locked at $440,000 from the day we sign.

Why can't you pay $440,000 today?

Our cash comes from an annuity that pays out in February 2028. Waiting until 2028 is how we're able to pay you $30,000 more than anything else on the market. If you really need to close right away, the quick sale at $410,000 is there, but it leaves about $30,000 on the table.

Who is buying the house?

We are. We're the end buyer, so we won't pass the contract to anyone else. You deal with us directly the whole way through.

Can the dates move?

Some. We're flexible on the date we take over the house. The final closing could happen a couple weeks before February 28, 2028, but not much earlier, because that's when the bulk of our cash becomes available.

Who owns the house while we rent it?

You do. The deed stays in your name the whole time until we close. Nothing transfers to us until you're paid in full at the final sale.

Why rent to own instead of owner financing?

From our last conversation, it sounded like owner financing was a concern, and that makes sense. With owner financing, you'd sign the house over and wait years for us to pay you off. With rent to own, the deed stays in your name the whole time, you get $25,000 up front, your mortgage gets paid every month, and you're paid in full in cash by February 2028. No long-term loan for you to carry.

Is this safe and legal?

Yes. It's called a "lease with option to buy." A Texas real estate lawyer writes the agreement, it gets recorded with the county, and a title company handles the final closing just like any normal sale.

Does the mortgage stay in my name?

Yes, until we close. It gets paid on time every month, then paid off in full at closing.

What happens to the $25,000 at the end?

It counts toward the $440,000 price. It's not extra — it's part of what we pay you, just paid to you early.

What about insurance and property taxes?

We cover them. If your mortgage payment includes taxes and insurance (escrow), our monthly payment covers them automatically. We'll confirm that from your mortgage statement. You'd switch your homeowner's policy to a rental-type policy, and we'd carry our own renter's insurance for our things.

$440,000 for your home, with $25,000 in your hands the day we sign.