We purchase vacant properties in any condition. From houses needing only cosmetic updates to those with foundation damage, fire or water damage, mold contamination, electrical code violations, or complete interior destruction. Our offer accounts for the verified repair costs required to bring the property to market-ready condition, so you receive a net figure that reflects current condition without any obligation to fix anything yourself. The only situations we cannot accommodate are properties with active environmental contamination orders or structural condemnation notices that legally prohibit occupancy or transfer.

No. Our cash offer is the amount you receive at closing. We cover all closing costs, title fees, escrow fees, and recording costs, and there are no real estate agent commissions because we are the direct buyer. If your property has existing liens or back property taxes, those amounts are deducted from the purchase price and paid directly to the lienholder or tax authority at closing, but you never pay out-of-pocket fees to complete the transaction.

Our offer is based on three factors: recent comparable sales of similar homes in your Visalia neighborhood, the current condition of your property as documented in our in-person assessment, and the estimated cost to complete necessary repairs using licensed California contractors. We provide a written breakdown showing how we arrived at the offer amount, including the comparable sales data and repair cost estimates, so you understand exactly how the figure was calculated. Most sellers find our offers 10–15% below retail market value for a fully renovated home, which reflects our repair costs, holding period, and resale risk.

Yes. Delinquent property taxes in California create a lien against the property title, but they do not prevent a sale. At closing, the outstanding tax balance is paid from the sale proceeds before you receive your net amount, clearing the lien and transferring a clean title to us. We coordinate directly with the Tulare County Tax Collector's office to obtain a payoff amount and ensure the lien is released on closing day. You walk away with your equity after the tax debt is satisfied, and you are no longer responsible for future taxes or penalties.

Probate sales in California require court approval, but we regularly purchase properties going through probate by working with the estate executor or administrator and their probate attorney. We provide the cash offer, the executor submits it to the probate court for approval, and once approved, we close according to the court-approved timeline. The process typically adds 30–60 days compared to a standard sale, but it ensures all heirs are legally protected and the estate is settled correctly. If probate has not yet been initiated, we can recommend local probate attorneys who specialize in expedited estate closings.

Yes. Vacant properties with unauthorized occupants create legal complications that traditional buyers avoid, but we purchase properties with tenant or squatter issues and handle the eviction process after closing. California eviction law requires proper notice and court proceedings, which can take 60–90 days, but that timeline and cost become our responsibility once the title transfers. Our cash offer accounts for the eviction expense and lost time, so you receive your payment at closing without managing the legal process yourself.

The sale of a vacant property is a taxable event under IRS rules, with capital gains calculated as the difference between your cost basis (purchase price plus improvements) and the sale price. If the property was your primary residence for 2 of the last 5 years, you may qualify for the $250,000 (single) or $500,000 (married) capital gains exclusion even if it has been vacant recently. Inherited properties receive a stepped-up basis equal to the fair market value on the date of the original owner's death, which often reduces or eliminates capital gains. We recommend consulting a California CPA or tax advisor before closing to understand your specific tax situation, but the cash sale itself does not create different tax treatment than a traditional financed sale.