Our offers typically range from 70–85% of the after-repair market value, depending on the severity of the mold, the cost to remediate, and current comparable sales in your Merced neighborhood. For example, if your home would sell for $320,000 in move-in condition, and remediation plus repairs total $25,000, a fair offer would be in the $215,000–$245,000 range. We provide a written breakdown showing our comparable sales analysis, estimated repair cost, and our margin. So you can evaluate whether our offer makes sense for your situation.

We can close in as little as 7 days if you need to move immediately, or we can extend to 30–45 days if you need time to find your next home or coordinate a relocation. The timeline is entirely your choice. Once you accept our offer, we open escrow with a local Merced title company, deposit earnest money, and provide a closing date guarantee. We've never missed a closing date in over 180 transactions across Merced County.

No. We do not require you to obtain any inspections, reports, or certifications before selling. We conduct our own assessment during the walkthrough, and if we need additional information, we'll bring our own inspector at our expense. You avoid the $400–$800 cost of a pre-sale mold inspection and the risk that the report scares away traditional buyers.

If you are underwater on your mortgage, we can still help in some cases by negotiating a short sale with your lender. This requires lender approval and typically takes 60–90 days, but it allows you to sell without bringing cash to closing and avoid foreclosure. We've completed short sales for sellers in Merced dealing with mold damage that made the home unlendable, and we work directly with your lender's loss mitigation department to obtain approval.

No. We pay all closing costs, including title, escrow, recording fees, and any liens or back taxes that need to be cleared. You do not pay a real estate commission, and we do not charge assignment fees, processing fees, or any other hidden costs. The offer we present is the net amount you will receive at closing, minus only your mortgage payoff and any seller-specific costs like a home warranty you purchased or HOA transfer fees if applicable.

Yes. We purchase pre-foreclosure properties regularly, and mold damage is one of the most common reasons homeowners fall behind. The cost to fix the home exceeds their ability to pay, and they cannot sell through traditional channels. We close fast enough to stop foreclosure in most cases, and we work with your lender to obtain a payoff statement and close before the trustee sale date. In California, you typically have 90–120 days from the notice of default to the auction. Our 7–14 day closing timeline provides enough buffer to avoid foreclosure.

We serve all of Merced, CA, including the downtown historic district, neighborhoods near UC Merced, Applegate Park, Bear Creek, and areas along the Merced River corridor. Zip codes 95340, 95341, 95343, 95344, and 95348. We also purchase properties throughout Merced County, including rural homes, ranchettes, and properties in unincorporated areas where mold issues often go undetected longer due to less frequent inspections.