No repairs are required. We purchase Tulare inherited houses in as-is condition, including properties with foundation issues, roof damage, outdated electrical systems, code violations, or deferred maintenance accumulated over decades. Traditional buyers typically request repair credits or seller-funded fixes that cost $20,000–$60,000 for older homes. Our cash offer reflects current condition with no repair contingencies, no request for seller concessions, and no last-minute renegotiation based on inspection findings. You receive a written offer based on our initial walkthrough, and that price holds through closing.

Heirs pay no real estate commissions, no agent listing fees, no repair costs, and no buyer closing cost concessions. The only costs deducted from your proceeds are standard title insurance, escrow fees (typically split 50/50 in California), any outstanding property tax liens, mortgage payoffs, and mechanic's liens or HOA dues that encumber title. We provide a net proceeds estimate within 24 hours of property review that itemizes all anticipated deductions. Unlike traditional sales where sellers often pay 6–7% in total commissions plus 1–2% in buyer concessions, our direct purchase eliminates commission expense entirely.

Yes. We execute purchase agreements during probate and coordinate closing with your probate attorney to align with court approval timelines. California probate sales require court confirmation under Probate Code Section 10309, which includes filing a sale petition, publishing notice, and waiting through the objection period. We structure our offer to comply with probate sale requirements, include mandatory overbid language, and remain available to attend the court confirmation hearing if competing bids are submitted. Our contract remains valid throughout the probate process, giving your estate a committed buyer while the court proceeding completes.

Our cash offer is based on a comparative market analysis of recent Tulare sales, the property's current condition, estimated repair costs, holding costs, and our acquisition criteria. We conduct an in-person walkthrough, photograph all deferred maintenance, and research comparable sales within a one-mile radius of your property. The offer reflects as-is value minus the cost and risk of repairs we'll complete post-purchase and the carrying costs during renovation. You receive a written offer with a line-item breakdown within 48 hours. Our pricing is typically 70–85% of after-repair value for properties needing significant work, and 85–92% of market value for homes in good condition.

We work with estate administrators and probate attorneys to document the financial case for sale and facilitate heir consensus. California law allows the estate representative to petition the court for sale authority when beneficiaries disagree, particularly when continued ownership diminishes estate value through ongoing expenses. We provide detailed cost-of-delay analysis showing property tax accrual, insurance, utilities, and maintenance expenses that erode equity while heirs debate. Our 60-day offer validity period gives families time to mediate disagreements without losing a committed buyer. Once the administrator has authority or all heirs consent, we close quickly.

Yes. We purchase tenant-occupied inherited properties and assume all lease obligations, tenant communication, and any necessary eviction proceedings under California tenant protection laws. Many heirs inherit rental properties with problem tenants, below-market rents, or lease disputes that make traditional sales difficult. We buy the property with tenants in place and handle all subsequent landlord responsibilities. You do not need to deliver vacant possession, terminate leases, or negotiate cash-for-keys agreements. Our offer accounts for occupancy status and tenant risk.

No. We do not charge acquisition fees, transaction fees, assignment fees, or any other costs beyond the standard title and escrow fees that apply to all California real estate closings. The net proceeds estimate we provide within 24 hours of property review is the amount you will receive at closing, minus only the specific liens and encumbrances we identify in title review. Unlike some wholesalers who assign contracts to third-party buyers and charge assignment fees, we close directly with our own funds and do not introduce additional parties or fees at closing.