No. Home Helpers covers all closing costs including title insurance, escrow fees, recording fees, and any outstanding liens or back taxes discovered during title search—these costs are built into our offer calculation but never billed separately to you. You pay zero agent commissions, zero inspection fees, zero repair costs, and zero transaction coordination fees. The offer you accept is the net amount you receive at closing, minus only your existing mortgage payoff and any seller-specific obligations like HOA transfer fees if applicable.

The fastest we have closed in Stanislaus County is 6 days from accepted offer to funded closing—this required clear title, motivated seller, and immediate availability from the title company. The typical timeline is 10–14 days, which allows for title search, title insurance underwriting, and document preparation. If you need more time to coordinate your move, we can extend closing to 30, 45, or even 60 days at your request. The key advantage over traditional sales is certainty: once you accept our offer, the closing date is fixed and not subject to buyer financing approval, appraisal outcomes, or inspection re-negotiations.

We purchase single-family homes, condos, townhomes, multi-family properties up to fourplex, and vacant land in Modesto and throughout Stanislaus County. Property condition is not a barrier—we buy houses with fire damage, foundation issues, code violations, mold, outdated systems, or any level of deferred maintenance. We also purchase properties in probate, pre-foreclosure, or with tenant occupancy. The only situations we typically decline are properties with unresolvable title defects or environmental contamination requiring EPA remediation.

No. A wholesaler puts your property under contract and then assigns that contract to another investor for a fee—they never intend to purchase your property themselves and their offers are contingent on finding that end buyer. Home Helpers is a direct buyer: we purchase the property with our own capital, close in our own name, and the offer you receive is the offer that funds at closing. There is no assignment clause, no contingency on finding another buyer, and no risk of the deal falling through because a third party changed their mind. This distinction matters significantly for sellers in Modesto who need certainty and fast execution.

Yes. Outstanding liens, back property taxes, or unresolved code violation fines are paid directly from the sale proceeds at closing—the title company coordinates payoff with each lien holder and ensures clear title transfers to us. If your total liens exceed the property value (making you underwater), a short sale may still be possible where we negotiate with lien holders to accept less than full payoff, though this extends the timeline to 60–90 days. In most cases involving Modesto properties in 95350 with equity, we simply add lien payoff to the closing settlement statement and you receive net proceeds after all obligations are satisfied.

Contact Home Helpers by phone or through our website contact form—provide the property address, a brief description of condition, your timeline, and your contact preference. We will schedule a 20–30 minute property walkthrough (in-person or virtual for out-of-state sellers) within 24–48 hours. Following that assessment, we deliver a written no-obligation cash offer typically within 24 hours of the walkthrough. If you accept, we open escrow immediately and begin the title and closing process. There is zero obligation to accept the offer and no cost for the evaluation.

We purchase properties in Modesto requiring extensive repairs by adjusting the offer price to account for the scope and cost of those repairs, which we handle entirely after closing using our network of licensed contractors. You never coordinate bids, manage construction timelines, or front any capital for the work. For example, a home needing a $25,000 roof replacement and $15,000 in foundation work would see those costs (plus a buffer) deducted from the ARV to calculate your offer. This allows you to sell immediately in as-is condition rather than investing months and tens of thousands of dollars into a property you no longer want to own.