No repairs are required. We purchase inherited properties in completely as-is condition, including homes with foundation issues, roof damage, outdated electrical or plumbing systems, code violations, or cosmetic neglect. This eliminates the need for you to invest capital in repairs, coordinate contractors, or delay the sale while work is completed—a common pain point for out-of-state heirs or executors managing multiple estate responsibilities.

We cover all closing costs, including title insurance, escrow fees, recording fees, and any outstanding property tax prorations. You pay zero agent commissions, zero repair costs, and zero holding costs after the offer is accepted. The only deductions from your sale proceeds are existing liens, mortgages, or estate debts that must be satisfied at closing—amounts your probate attorney will identify during the title review process.

Our offer is based on current comparable sales in Lemoore (typically drawing from transactions within the past 90 days in the same neighborhood or zip code), the property's as-is condition including any needed repairs, and your desired closing timeline. We subtract the estimated cost of repairs, holding costs during renovation, and our operational margin from the after-repair value (ARV) to arrive at a fair cash price. Every offer includes a written breakdown showing the comparable sales data and repair estimates we used, providing full transparency into how we calculated the number.

Yes. We regularly purchase properties with multiple heirs, requiring either unanimous consent from all parties or a court-ordered partition sale if heirs cannot agree. We can structure the purchase agreement to distribute proceeds directly to each heir according to their ownership percentage, eliminating the need for one heir to collect and redistribute funds. If a partition action is required, our written offer serves as evidence of fair market value in court proceedings, often accelerating the judge's decision to approve the sale.

We work with title companies experienced in inherited property transactions to resolve common issues like missing heirs, breaks in the chain of title, unpaid liens, or conflicting ownership claims. In many cases, these issues can be resolved through a quiet title action or by obtaining affidavits from known heirs. We remain committed to the purchase throughout this process and will delay closing until title is clear rather than canceling the contract—providing stability while your probate attorney works through the legal complexities.

Yes. We purchase inherited properties with existing tenants, assuming all landlord responsibilities and lease obligations after closing. You do not need to terminate leases, evict tenants, or wait for the property to become vacant before selling. This is particularly valuable for heirs who live out of state and do not want to manage tenant relationships, collect rent, or handle maintenance requests during the estate settlement period.

Inherited property in California receives a step-up in basis to the fair market value on the date of the original owner's death, meaning you typically owe capital gains tax only on appreciation that occurs between the inheritance date and the sale date—not on the original owner's accumulated gain. If you sell quickly after inheriting, your taxable gain is often minimal or zero. However, estate tax obligations (for estates exceeding $13.61 million federally or $9.5 million in California) and property tax reassessments under Proposition 19 are separate considerations. We recommend consulting a CPA familiar with California estate and property tax law, and we can delay closing to allow time for tax planning if needed.