No. We purchase inherited properties with all contents included. Furniture, personal belongings, vehicles in the garage, and even hazardous materials requiring special disposal. Many heirs live out of state or lack the time to sort through decades of possessions, and we handle all cleanout and donation coordination post-closing. You can walk away from the property the moment escrow closes without removing a single item.

We analyze recent comparable sales in your specific Pismo Beach neighborhood (Shell Beach, downtown, or hillside areas), adjust for your property's as-is condition using contractor repair estimates, and subtract our acquisition costs and required profit margin. The result is a below-retail offer that reflects immediate liquidity and zero seller obligations. We provide a written breakdown of the valuation so you understand exactly how we arrived at the offer price, and we encourage you to compare it against net proceeds from a traditional listing after commissions, repairs, and holding costs.

We purchase occupied properties and handle all eviction proceedings post-closing if necessary. California eviction law requires proper notice and court process, and we assume that responsibility and cost once we own the property. If the tenants have a valid lease, we honor the lease terms or negotiate cash-for-keys agreements. You face zero landlord liability or legal costs after closing.

California law allows any heir to petition the probate court for partition sale under Probate Code Section 11950 if co-heirs cannot agree on disposition of estate property. We've worked with court-appointed administrators and referees on partition sales where our cash offer became the court-approved sale price. Alternatively, if one heir wants to retain the property, our offer can establish fair market value for a buyout of other heirs' shares outside of partition proceedings.

We charge zero fees, zero commissions, and zero closing costs to the seller. We pay all escrow fees, title insurance premiums, recording fees, and transfer taxes. The gross offer price we present is the net amount wired to your account at closing. Traditional sales incur 5–6% realtor commissions plus 1–2% in additional seller closing costs, meaning a $600,000 sale nets approximately $558,000 after costs. Our offer accounts for those savings in the initial purchase price, but you receive the full offer amount with no deductions.

Every purchase agreement we present is reviewed and closed through a licensed California title company. Either First American, Fidelity National, or Chicago Title. Which provides independent third-party escrow and title insurance. You can verify our business registration through the California Secretary of State business search, and we provide references from probate attorneys and past clients upon request. We never ask for upfront fees, deposits, or personal financial information beyond what the title company requires for standard closing documentation.

We waive all inspection contingencies and purchase the property in its actual as-is condition, meaning undisclosed issues discovered after closing are our responsibility, not yours. California law requires sellers to complete a Transfer Disclosure Statement, but inherited properties sold through probate are often exempt from disclosure requirements under Probate Code Section 10260. Regardless of disclosure obligations, our offer price assumes worst-case condition scenarios, so you face zero post-closing liability for defects, code violations, or environmental hazards.