In practical terms, this is a large 4-bedroom, 2-bath single family home with 2,959 sq ft on a acreage property built in 2020. Larger HUD homes often carry higher utility and rehab carrying costs even when list price looks approachable. Extra land can be an asset or a maintenance line item — confirm mowing, well/septic, and access easements before you underwrite rehab. Arnett, OK looks more rural/suburban on paper — verify drive time, insurance, and contractor availability before you commit.
FHA status UI (uninsurable) usually means the property needs work before standard FHA insurance applies — many buyers route this through FHA 203(k) with a HUD-experienced lender, not a vanilla 203(b) assumption. Selling as-is often means HUD is not budgeting turn-key cosmetics — budget contingency for systems, moisture, and deferred maintenance even on insurable cases. 203(k) eligibility on the listing is a green light to discuss renovation financing — not a guarantee your contractor timeline fits the bid window. FHA $100 Down can reduce cash-to-close for eligible owner-occupants — program rules still apply to case status and bidding period.
Extended listing period often means the home already cycled through earlier bid windows — read the bid schedule carefully; investor eligibility may differ from day-one owner-occupant priority. Roughly 39 days on market is middle-aged for HUD — balance speed with diligence on repairs and neighborhood comps.
Listing Period: Extended
* Owner Occupied includes non-profits & government agencies only
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Ellis County, OK · Real estate agent
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Ellis County, OK · Home inspector
Principal & interest only — illustrative, not a loan offer. Plus or Elite adds HOA, taxes, insurance, MIP, and the full ownership breakdown.
Archived HUD sales in Ellis County — use as context, not a formal appraisal.
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