We purchase all residential property types in Modesto. Single-family homes, duplexes, condominiums, and mobile homes on owned land. Regardless of hoarding severity, structural condition, or code compliance status. Properties with extreme accumulation, biohazard contamination, pest infestation, fire damage, or decades of deferred maintenance are all eligible. The only requirement is that the property has land value and the seller has legal authority to sell.

Our cash offers start with comparable sales data for similar properties in the Modesto neighborhood, then subtract estimated cleanup costs (typically $8,000–$30,000), repair costs (based on structural issues identified during walkthrough), holding costs, transaction costs, and our investor profit margin. The offer reflects what we can pay while still covering post-closing remediation and achieving a reasonable return. We provide a written breakdown showing how we calculated each component, and we're transparent that our offers are 70–85% of post-repair market value depending on property condition.

No. Home Helpers purchases properties with all contents included, and we handle complete post-closing cleanout at our expense. Sellers are welcome to remove items of known sentimental or financial value before closing, and we offer a pre-closing access period for this purpose. However, there is zero obligation to sort, clean, or remove anything. Our purchase agreement specifies that all remaining contents become our property at closing, and we assume all disposal costs and liability.

Home Helpers regularly purchases hoarder properties held in California probate estates, living trusts, and intestate estates where family members are navigating court-supervised administration. The executor, administrator, or successor trustee has authority to sell estate property, though probate sales may require court confirmation depending on whether the estate was opened under independent or supervised administration. We work directly with estate attorneys and provide purchase agreements that meet California Probate Code requirements for estate asset disposition. Probate timelines add 30–60 days to standard closings, but we accommodate these extended periods without penalty.

Home Helpers pays all closing costs. Title search, escrow fees, recording fees, and transfer taxes. With zero fees, commissions, or charges to the seller. The cash offer you receive is the net amount deposited to your account at closing. There are no agent commissions (we are the direct buyer, not a listing agent), no inspection fees, no appraisal fees, and no repair cost deductions after the offer is accepted. The only exception is existing liens or unpaid property taxes, which are paid from sale proceeds at closing as required by California law.

Yes. Home Helpers completes remote transactions for out-of-state sellers regularly, using digital document signing, remote notarization where permitted by California law, and mail-away closing packages when in-person notarization is required. We coordinate property access for our walkthrough evaluation without requiring the seller to be present, using lockbox access or coordination with local family members. Closing funds are wired directly to the seller's bank account on the closing date, regardless of the seller's location.

After closing, Home Helpers takes full ownership and responsibility for all remaining contents. Our cleanup process involves sorting items into disposal categories. Trash removal, hazardous material disposal (batteries, chemicals, e-waste), donation of usable items to local Modesto charities, and recycling of metal, paper, and other recyclables where feasible. The cleanup typically takes 5–10 days for a standard single-family home and 15–30 days for severe hoarding cases. We document the process and provide disposal receipts if requested by the seller for estate accounting purposes.