No. We pay all closing costs including escrow fees, title insurance, recording fees, and any prorated property taxes or HOA dues. You pay zero real estate commissions, zero repair costs, and zero out-of-pocket expenses. The offer price we quote is the amount wired to you (or applied to your loan payoff) at closing, with no deductions or surprises.

We buy houses in any condition. Foundation issues, roof damage, fire damage, code violations, unpermitted additions, and deferred maintenance are all acceptable. Our offer accounts for repair costs, but we never require you to fix anything before closing. Foreclosure-stage homes in Stallion Springs and Bear Valley Springs often have years of deferred maintenance because owners stopped investing once they fell behind on payments. We've purchased properties with non-functional HVAC, plumbing leaks, and overgrown yards without requesting a single repair.

Yes. You can sell up until the moment the trustee's deed is recorded, which happens immediately after the auction. Once you receive a Notice of Trustee Sale (typically 20 days before the auction date), the timeline is tight but still workable. We've closed sales in Tehachapi with as few as 12 days remaining before auction by expediting title, paying for rush appraisals when required by the lender, and coordinating same-day wire transfers to beat recording deadlines.

A completed foreclosure stays on your credit report for seven years, drops your FICO score by 200–300 points, and makes it nearly impossible to qualify for another mortgage during that period. Selling before the trustee sale means no foreclosure is recorded. Your credit shows a 'paid in full' or 'settled' mortgage depending on whether it was a full payoff or short sale, which is far less damaging. For Tehachapi homeowners planning to buy again in nearby Bakersfield or relocate to Fresno, avoiding foreclosure reporting is the difference between qualifying for a new loan in 2–3 years versus waiting a full seven.

Call or submit your property details through our website. We'll schedule a walkthrough within 24–48 hours, evaluate the property condition and current loan payoff, pull recent comparable sales in your Tehachapi neighborhood, and deliver a written cash offer the same day or next business day. If you accept, we open escrow immediately with a Kern County title company, order title search and payoff statements, and schedule closing as soon as title clears. You choose the closing date within our 7–21 day window based on your move-out needs.

Yes. If the foreclosure has already completed and the bank took title, we purchase REO properties from lenders and can close quickly since there's no loan payoff complexity. We also purchase properties at the trustee sale auction itself when pricing makes sense. If you're a former owner interested in repurchasing your foreclosed Tehachapi home from the bank, we can facilitate that transaction and offer owner financing in select cases.

If the sale price exceeds your total loan payoff and closing costs, the remaining equity is wired to you at closing. It's your money. If you're in a short-sale scenario where you owe more than the home is worth, we negotiate with your lender to accept less than full payoff and forgive the deficiency under California's anti-deficiency statutes. Many Tehachapi homeowners assume foreclosure means they lose everything, but selling pre-foreclosure often recovers $15,000–$40,000 in equity that would otherwise be absorbed by the lender or sold to an investor at auction.