No. We purchase probate homes with all contents in place and handle full property cleanout at our expense after closing. This includes furniture, personal belongings, vehicles, yard equipment, and accumulated debris. In Victorville estates where the decedent lived in the home for decades, cleanout costs typically run $3,000–$8,000 when hired independently. We absorb that cost as part of our as-is purchase.

California Probate Code Section 10308 requires court confirmation hearings for sales under certain conditions. Typically when the executor has limited authority or when the sale price falls below a statutory threshold. The San Bernardino County Superior Court publishes notice of the hearing, and other buyers can submit overbids at a minimum of 10% above the accepted offer. We attend confirmation hearings, submit required documentation, and if overbid, can increase our offer on the spot to remain the successful buyer.

Yes. We purchase probate properties in both testate estates (with a will) and intestate estates (without a will). When someone dies intestate in California, the court appoints an administrator under Probate Code Section 8461, and that administrator has the same authority to sell estate property as an executor named in a will. We work with court-appointed administrators throughout Victorville and provide the same cash offer, as-is purchase, and fast closing regardless of whether a will exists.

The estate pays standard seller closing costs. County transfer tax, any prorated property taxes, the probate referee fee if a court-ordered appraisal was required, and recording fees. In San Bernardino County, total seller closing costs typically run 1.2–1.8% of the sale price. We pay all title and escrow fees, so the estate avoids the buyer-side closing costs that financed transactions trigger, and there are zero real estate agent commissions in our direct purchase transactions.

Probate property sales do not trigger capital gains tax for the estate when sold at fair market value as of the date of death, due to the stepped-up basis rule under IRC Section 1014. Any gain or loss from date-of-death value to sale price is reported on the estate's income tax return (Form 1041), but most probate sales in Victorville occur within 12–18 months of death and reflect minimal value change. We recommend every executor consult a California probate attorney or CPA before closing to confirm the estate's specific tax position.

We evaluate comparable sales within one mile of the property from the past 90 days, adjust for condition differences, assess repair costs using licensed contractor estimates, and factor in holding costs, closing costs, and market risk. In Victorville's current market, where median days-on-market is 38 days and list-to-sale ratio is 98.1%, we typically offer 75–85% of as-repaired retail value depending on the property's condition. Our written offer includes the comparable sale data and repair estimate so executors can present a transparent valuation to heirs and the probate court.

Yes. We purchase tenant-occupied probate properties and manage the lease termination or lease assumption after closing. California probate sales do not automatically terminate existing leases, so if the decedent was renting the Victorville property to tenants, those tenants have continued occupancy rights under Civil Code Section 1161. We either honor the existing lease term and assume landlord responsibilities, or we provide proper notice under California eviction law and manage the unlawful detainer process if the tenant refuses to vacate.