Cash Is Not Your Only Option
Most home buyers only offer one solution — a cash offer at a discount. At Oakbrook, we give sellers multiple options to maximize their outcomes. Creative Finance strategies like subject-to agreements, seller financing, and lease options can put more money in your pocket while solving complex situations that traditional buyers walk away from.
Three Strategies, One Goal — Your Best Outcome
Subject-To
We take over your existing mortgage payments while transferring the deed to Oakbrook. You walk away from the property — and the payment burden — without needing to pay off the loan first. Ideal for sellers who owe more than the home is worth or are behind on payments.
Seller Financing
Instead of receiving a lump sum at closing, you become the bank. You receive monthly principal and interest payments — often at a higher total price than a cash offer — while the property serves as collateral. Earn passive income with a secured note.
Lease & Purchase
We lease the property with an agreement to purchase at a predetermined price at a later date. You receive monthly lease payments during the lease term, and we are responsible for all maintenance and improvements during the lease term.
How Creative Finance Benefits Sellers
Sellers who explore creative terms often net more than those who accept a traditional cash offer. With seller financing, you earn interest on your equity over time — turning a one-time payout into a stream of passive income. Installment sales also offer significant tax advantages, allowing you to spread capital gains across multiple tax years instead of taking a single large hit at closing.
For sellers facing foreclosure or behind on mortgage payments, a subject-to arrangement can protect your credit, stop collection calls, and prevent the devastating impact of a foreclosure on your record. And for properties that have been sitting on the market without traditional offers, creative terms open the door to a much larger pool of qualified buyers — investors who value the property for its income potential, not just its resale price.
Is Creative Finance Right for You?
Creative financing may be a strong fit if any of the following apply to your situation:
- You owe more than the home is worth
- You are dealing with a life change, and you need to sell your property quickly
- You prefer monthly income instead of a lump sum
- You are facing foreclosure or behind on payments
- You want to defer capital gains taxes
- Your property has been sitting on the market and hasn’t sold
- You want to buy another property, and your current property is holding you back
Even if you check just one of these boxes, a quick conversation with our team can reveal options you might not know existed. There is no obligation and no pressure — just straightforward guidance on what could work best for your situation.
Frequently Asked Questions
Is my name still on the mortgage with subject-to?
Yes — your name remains on the existing mortgage, but Oakbrook takes over all payment responsibility. We make the payments on time, every time. The mortgage stays in place until the property is refinanced or sold. Many sellers choose this route because it allows them to move on from the property without needing to bring cash to closing or go through a short sale.
How long do seller financing terms last?
Terms are fully negotiable and typically range from two to ten years. The term length depends on your goals — some sellers prefer shorter terms for a faster payoff, while others choose longer terms to maximize their monthly income and defer taxes over a greater period. We work with you to structure terms that match your timeline and financial objectives.
What happens if the buyer defaults?
With seller financing, the property serves as collateral for the note. If Oakbrook were to default, you would retain the right to take back the property through the legal foreclosure process — along with any payments already made and any improvements to the property. Our track record speaks for itself, but the structure is designed to protect you regardless.
Can I still sell for cash instead?
Absolutely. Creative financing is one option — but not the only option. When you reach out to Oakbrook, we present multiple offers so you can compare. If a straightforward cash close in seven to thirty days works best for your situation, we are happy to make that happen. Our goal is to give you choices, not limit them.
I was three months behind on my mortgage and thought I had no options. Oakbrook structured a subject-to deal that stopped the foreclosure and let me walk away without owing a dime. I wish I had called them sooner.
— Joan S., Kingston, NY
Ready to Explore Your Options?
Every property and every situation is different. Tell us about yours and we will show you exactly what is possible — with cash, creative terms, or both. No fees, no obligation, no pressure.