Bonham, TX
We buy houses in Bonham — cash offers for Fannin County.
Inherited property whose heirs sit in DFW. A 1970s rural home that needs more work than a retail buyer will tolerate. A roof claim that did not pencil out. A property-tax bill that ran ahead of fixed-income retirement. These are the situations we built Diamond to handle, here in Bonham and across Fannin County.
Who we buy from in Bonham
The seven situations driving most Bonham cash sales
Bonham is not a generic Texas market. It is the county seat of Fannin County, 71 miles from Dallas, with a median age of 36.7 but a meaningfully older homeowner cohort: 16.8 percent of residents are 65 or older, and 17.7 percent of households contain a single person 65+ living alone. The post-war generation that bought into Bonham in the 1960s and 1970s is now moving through the end of life, and the median home in the city was built in 1975. The result is a rolling pipeline of inherited and aging-in-place sales that the conventional MLS process is not designed for.
Inherited rural property with out-of-state heirs
A Bonham parent passes. The kids live in Dallas, Houston, or further. Nobody wants to mow the lawn or replace the roof on a 1970s farmhouse 71 miles away. We close once the Fannin County probate is clear — usually inside the Independent Administration window — and the heirs split the proceeds without ever flying back.
Aging-in-place owners forced to downsize
Median household income for Bonham residents 65+ is around $50,000. Fannin County's 1.33 percent property-tax rate plus rising home-insurance premiums on a 50-year-old roof outpace fixed Social Security. We buy as-is so the seller does not need to fund repairs they will never live in, and they move to family or a one-story.
Property-tax catch-up
Texas has no state income tax, so the tax load falls on property. The Fannin Central Appraisal District does not negotiate; the county clerk files suits. We routinely pay tax arrears at closing out of the proceeds — sellers do not bring money to the table.
Storm-damaged roofs and rural insurance gaps
Fannin County averages 0.7 tornadoes per year over the last decade. April 2026 brought a supercell with softball-sized hail across the county. Many rural homes carry partial or denied claims; the math on a $30K roof on an inherited rural home does not work for an heir who is not living there. We absorb the repair.
Mobile and manufactured homes
About 4 percent of Bonham housing is mobile or manufactured, with a mean value of roughly $76,000. Conventional buyers and lenders rarely touch these. We buy singles and doubles, with or without the underlying land, including older units on rural Fannin County parcels.
House on acreage with mineral or surface complications
Fannin County drainage runs through Bois d'Arc Creek and the Sulphur River, and the county contains stretches of the Caddo National Grassland. Mixed-use rural parcels frequently carry mineral-rights or surface-use complications that scare off conventional lenders. We close on cash; we do not need a 30-day underwriting cycle.
Out-of-area landlords exiting tired rentals
Bonham's renter-occupied share runs around 46 percent — high for a small town and a tell that a meaningful share of housing is held by non-owner-occupant landlords, many of whom live elsewhere. Tenant-occupied, deferred-maintenance 1970s stock is one of the things we do best.
Bonham housing market
What your Bonham home is actually worth right now
Sources do not perfectly agree, because "median value," "median list," and "median sale" measure different things on different schedules. Here is what we see across the public data, all sourced and dated so you can verify before deciding.
- Median home value (2024)
- $222,705
- Median list price (May 2025)
- $249,900
- Median sale, last 30 days
- $300,000
- Median days on market
- 51–92
- Median year built
- 1975
- Vacancy rate
- 9.6%
City-Data assessed-value basis.
Rocket Homes Bonham market report.
+25% YoY per Rocket Homes — driven by new construction.
Down from 88 days YoY; single-family runs longer.
Most owner-occupied stock is 50+ years old.
2020 Census — notably higher than DFW suburbs.
Two structural forces are reshaping the Bonham comp set right now. First, two large new developments are breaking ground inside city limits: Legacy Ridge, a 273-acre golf-course community with 436 homes planned through the end of 2025, and Powder Creek Ranch, Bonham's first master-planned community at 400 acres and roughly 3,000 ultimate homes ($250K–$450K) breaking ground late 2026. Second, the $1.6 billion Bois d'Arc Lake — the first new major Texas reservoir in 30 years, completed October 2022 at 16,000 surface acres — is driving spillover demand east of town. New construction at $300K+ raises the floor, but it also means existing 1970s stock looks older in comparison than it did three years ago.
If you are facing foreclosure
How Texas non-judicial foreclosure works in Fannin County
Texas is the fastest foreclosure state in the country. If you have received a Notice of Default or Notice of Sale, the law gives you a specific, short window to act.
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Total minimum timeline
Texas non-judicial foreclosure can complete in as few as 41 days from the first Notice of Default. That includes a 20-day right-to-reinstate period and a 21-day Notice of Sale.
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First Tuesday of the month
Foreclosure sales in Fannin County are held the first Tuesday of every month, between 10:00 a.m. and 4:00 p.m., on the steps of the restored 1888 Fannin County Courthouse at 101 East Sam Rayburn Drive in Bonham.
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Posted three places
Texas law requires the Notice of Sale to be posted on the courthouse door, filed with the Fannin County Clerk (800 East 2nd Street, Suite 300), and published online. If your property has been posted, that record is public.
A cash buyer can close before a posted sale date if the contract is signed with enough runway for the title work. If your auction date is less than 14 days out, call before you fill out a form — the timeline matters more than the offer details. You can also reach our team about pre-foreclosure options through our broader situations page.
Inherited a Bonham home?
How Fannin County probate works — and the three Texas shortcuts you may qualify for
Probate in Texas is filed with the Fannin County Court at Law. The Fannin County Clerk's office is at 800 East 2nd Street, Suite 300, Bonham, TX 75418. Depending on the size of the estate and whether there is a valid will, you may qualify for a faster path than full dependent administration.
Independent Administration
Texas's default when there is a valid will. Court-supervised but with minimal ongoing court intervention — executors can sell real estate without additional court orders in most cases. The most common path we close on.
Muniment of Title
A Texas-specific shortcut when the only transfer needed is real property and the estate has no significant debt beyond the homestead. Faster, cheaper, no full administration.
Small Estate Affidavit
For estates under $75,000 in personal property plus the homestead transfer when there is no will. The fastest path when it fits — Diamond can close as soon as the affidavit is approved by the court.
We are not your attorney, and this is not legal advice. Texas probate has real teeth and the right path depends on the will, the heirs, and the estate's debts. If you do not have counsel, we can refer you to a Fannin County probate attorney who works with out-of-state heirs.
Where we buy
The neighborhoods and rural communities we cover
Bonham proper covers ZIP code 75418, with parts of 75438 spilling into adjacent rural areas. Inside the city limits, we look at every named subdivision; outside the city, we drive to the smaller Fannin County communities where most operators will not.
Subdivisions and districts inside Bonham
- Bonham Acres — established mid-century neighborhood, mix of detached single-family.
- Randolph — predominantly owner-occupied, mix of small/mid-size single-family and mobile homes.
- Legacy Ridge — 273-acre golf-course community in development; 436 homes planned through end of 2025.
- Powder Creek Ranch — Bonham's first master-planned community; 400 acres, ~3,000 homes through 2035; phase one breaks ground late 2026.
- Heritage Corridor District — zoning overlay protecting the historic residential core around the Bonham Square.
- Powder Creek District — overlay covering the tourism / entertainment corridor along Powder Creek and the railroad.
- Downtown / Bonham Square — the historic core centered on the 1888 Fannin County Courthouse at N. Main and Sam Rayburn Drive.
Surrounding Fannin County communities
We also buy in these surrounding cities, towns, and unincorporated communities:
Honey Grove · Leonard · Savoy · Trenton · Ector · Bailey · Dodd City · Ladonia · Windom · Pecan Gap · Ravenna · Telephone · Ivanhoe · Allen's Chapel · Bug Tussle · Duplex · Elwood · Gober · Hilger · Mulberry · Randolph · Warren · Bagby · Dial · Lannius.
Fannin County is bordered by Bryan County, Oklahoma to the north across the Red River, Lamar County to the east, Delta County to the southeast, Hunt to the south, Collin to the southwest, and Grayson to the west. We work in all of them.
Any condition
The conditions other buyers will not touch
Bonham's older housing stock — median year built 1975 — combined with rural exposure to weather, deferred maintenance, and the realities of inherited or absentee ownership produces a steady supply of houses that the conventional MLS process is not built for. We underwrite to the work, not around it.
Hail and storm damage
Denied or partial roof claims, hail-tagged structures, post-storm rural homes the insurer will not fully fund.
Foundation issues
North Texas clay soil; pier-and-beam farmhouses; slab cracks in older Bonham Acres stock.
Hoarder houses
Take what you want; leave the rest. We handle the cleanout. No photos required; no public listing.
Code violations
Bonham code enforcement liens; abatement notices; mowing-and-cleaning citations carried on out-of-town owners.
Tax-delinquent
Paid at closing out of proceeds. You do not need to catch the bill up before talking to us.
Tenant-occupied
Lease in place; Section 8; tenant disputes. Bonham's 46% renter share means a lot of tired-landlord exits.
Mobile and manufactured
Singles, doubles, on land or off. TDHCA Statement of Ownership handled at closing.
Probate-pending
We can sign in advance and close once the Fannin County court grants the order.
Acreage with mineral or surface complications
Bois d'Arc Creek drainage, Caddo National Grassland edges, mineral splits, easements.
How it works in Bonham
From your first call to a closed deal in Fannin County
Diamond is 71 miles from Bonham. We drive in. We do not charge for the trip, we do not assign your contract to another buyer, and we close at a Fannin County title company on the timeline you pick.
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Tell us about the property
Address, situation, timeline. Form on this page or a phone call — both reach the same person. We do not pass leads to anyone else.
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We pull the comps, drive the property if appropriate
Fannin County tax records, recent comparable sales (factoring Powder Creek and Legacy Ridge new-construction comp drift), and a real walkthrough — not a Zillow estimate.
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Written offer with the math shown
Comparable sales, our repair budget at investor-retail rates, and the margin we need. Take it to an agent and a contractor and compare. The offer does not change after inspection.
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Close at title in 9 days, or whenever you pick
Texas standard purchase agreement. Title company opens escrow. Tax arrears, liens, and probate orders handled at the closing table. You get a wire or a check.
Diamond's broader process is documented on the how it works page, and our typical answers to seller questions live in the FAQ.
Bonham FAQ
The questions Fannin County sellers ask first
How fast can you close on a Bonham home?
Nine days from a signed contract is normal once the title company at Fannin County has clear title. We can close faster when the seller is ready. There is no financing contingency on our side, so the timeline is set by title work, not a lender.
Do you buy mobile or manufactured homes in Fannin County?
Yes. Roughly one in twenty-five Bonham housing units is a mobile home, and most conventional buyers and lenders will not touch them. We buy them with or without the land, including older single-wides on rural parcels around Telephone, Trenton, Ivanhoe, and the unincorporated stretches of Fannin County.
What if I am behind on property taxes?
Fannin County runs a 1.33 percent effective property tax rate, which is roughly thirty percent above the U.S. median. We routinely pay tax arrears at closing out of the proceeds — you do not need to bring money to the table or catch the bill up before talking to us.
I inherited a Bonham home and the other heirs live out of state. Can you still buy it?
Yes. We work with executors handling probate through the Fannin County Court at Law and we can coordinate signatures across multiple heirs in different states. If you are using Independent Administration or Muniment of Title (Texas-specific options for cleaner estates), we can usually close as soon as the order is granted.
Do you buy houses with storm or hail damage?
Yes. Fannin County averages roughly two-thirds of a tornado per year over the last decade, and recent supercells have dropped hail up to softball size. Roofs with denied or partial insurance claims, ceilings with water staining, and uninsured rural homes are exactly the situations we underwrite to.
Where is the Fannin County Courthouse, and why does it matter?
The restored 1888 courthouse sits at 101 East Sam Rayburn Drive on the Bonham Square. Foreclosure auctions in Fannin County happen on the courthouse steps the first Tuesday of every month between 10:00 a.m. and 4:00 p.m. If you are facing a posted sale date, that is where it would happen — and that is the timeline we work backwards from.
Do you buy in Honey Grove, Trenton, Leonard, Savoy, or the rural parts of Fannin County?
Yes. We also buy in Telephone, Ivanhoe, Dodd City, Ladonia, Pecan Gap, Ravenna, Bailey, Ector, Windom, and the surrounding unincorporated communities. Diamond drives in from the DFW area — Bonham is about seventy-one miles from Dallas — and we do not charge for the trip.
How is your offer different from listing with an agent?
A traditional listing in Bonham took roughly 92 days on market on the most recent reading, plus 5–6 percent commission and any negotiated repairs. Our offer is firm, in writing, with no commission, no repair holdback, no inspection-driven price renegotiation, and a closing date you pick. The trade is speed and certainty in exchange for a price net of the work we will absorb.
Ready for a written cash offer?
Tell us about your property — we will come back with a fair, no-obligation offer in 24 hours.