No repairs are required. We purchase Turlock inherited homes in completely as-is condition, including properties with foundation damage, roof leaks, mold, fire damage, code violations, or hoarding situations. Our offer accounts for the cost to bring the property to retail-ready condition, so you receive a net price that reflects current condition minus repair costs. Heirs who cannot afford or manage contractor coordination sell to us without touching the property.

We charge zero fees and zero commissions. Our offer is the amount you receive at closing, minus only the standard title insurance and escrow fees that every California real estate transaction incurs (typically 1.0–1.2% of purchase price, paid by buyer and seller). There are no realtor commissions, no inspection fees, no appraisal costs, no repair holdbacks, and no administrative charges. The cash offer we present is your net proceeds after title and escrow costs.

Yes. We structure offers contingent on probate court confirmation under California Probate Code §10300-10309, which allows the estate to accept our offer subject to court approval and overbid procedures. Once the Stanislaus County Superior Court confirms the sale, we close within 7 days. This approach lets you lock in a price and terms while your attorney completes the probate process, eliminating market uncertainty. We've closed 89 court-confirmed probate sales in Stanislaus County since 2024.

We purchase properties with existing liens, tax defaults, mechanics liens, and judgment liens by structuring the purchase to satisfy all claims at closing. Our title company orders a full lien search, calculates payoff amounts, and disburses funds directly to lienholders from escrow proceeds. You receive the remaining equity after all debts are cleared. For properties with equity below total lien amounts, we can sometimes negotiate lien reductions with creditors to make the transaction viable.

Our offer is based on current Turlock comparable sales (properties sold in the past 90 days within 0.5 miles of your address), minus estimated repair costs, minus our acquisition costs and hold time expenses. We provide a written breakdown showing the retail value we project, the repair deductions, and the net offer. Most Turlock inherited homes receive offers between 65–80% of as-is retail value, depending on condition and location. Properties in Monte Vista or near downtown Turlock with minimal deferred maintenance fall at the higher end of that range.

Yes. All co-heirs must agree to the sale and sign the purchase contract, or one heir must obtain legal authority to sell through partition action or court-appointed administrator powers. We draft purchase agreements that accommodate multiple signers across different states and provide separate 1099-S tax reporting for each heir's proportional proceeds. If heirs disagree, we can structure the offer to include mediation incentives or buyout terms that resolve the dispute without litigation.

You are not legally required to hire an attorney, but we recommend probate attorney review for any inherited property still in probate or with unclear title. If you already have clear title through a recorded deed transfer from the estate, you can sell directly to us without legal representation. For probate sales requiring court confirmation, California law mandates attorney representation for the estate. We provide referrals to experienced Turlock probate attorneys if you need one.