Stanislaus County Clerk Recorder
See the county Clerk Recorder's official page for local office information.
Modesto, CA seller help · Tenant-occupied property
You're done — no turnover, no repairs, no more bad tenants.
Yes. You can sell a Modesto house with tenants still living there. USA Home Buyers buys houses in Modesto and Stanislaus County, and the sale itself does not cancel a lease or mean the tenants must move out.
We buy houses as-is, in any condition — no repairs, no cleaning, no cleanout required to sell to us. Call 888-274-5006 or use the form. You can start the conversation before sorting out every tenancy question.
We give written cash offers in 24 hours.
Share the address and what is happening with the house and tenancy.
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We'll give you a written cash offer within 24 hours.
What we do
We start with the house and the tenancy: who lives there, what the lease says, how access works, and what repairs or timing questions are on your mind. You can tell us what is happening without first making the property vacant.
You don't always need to evict to sell to us. We buy houses with tenants in place — we've done it many times, including cash-for-keys when that works better for everyone. Tell us about the property and tenancy.
If a tenant move-out arrangement might fit, we can discuss it with the sale. Any agreement should be written and considered alongside the lease and applicable rules.
Bring us the problem
Lease timing, tenant access, repair needs, or a difficult occupancy handoff? Tell us what is getting in the way. You do not have to have the answer before you call 888-274-5006.
What happens next
- We discuss the house and tenancy. Share the Modesto address, lease or rental-agreement details, who is living there, access limits, repairs, and the timing you are considering.
- We put the offer and terms in writing. We give written cash offers in 24 hours. You can read the written offer and terms before you commit.
- The title company handles closing. The lease, occupancy, and deposit records can be accounted for as the ownership changes. When you sell to us, we pay the closing costs, including the county documentary transfer tax and any city transfer tax. This does not pay your mortgage, liens, back taxes, or your share of current property taxes.
Local help in Stanislaus County
For county-level property questions, these are the official Stanislaus County offices and public starting points:
Stanislaus County Assessor's Office
See the county Assessor's official page for local office information.
California leases, possession, and security deposits
California law lets you sell a rental with its tenants in place. The sale does not end the lease or rental agreement; the buyer takes the property subject to it and gets the same rights to collect rent and enforce the lease. The sale alone does not set a tenant move-out date. Local rent and eviction rules may also apply, so the lease and applicable rules matter to any possession plan.
When ownership changes, you have two choices for each security deposit balance after lawful deductions. You can transfer what remains to the buyer and notify the tenant by personal delivery or first-class mail. The notice must identify any claims against the deposit, the amount transferred, and the buyer's name, address, and phone number. Or you can return what remains to the tenant with an itemized accounting. If these steps are skipped, the buyer can share liability for the deposit.
The new owner must give tenants its contact and rent-payment information within 15 days. Give the buyer the leases, deposit records, and tenant notices so the closing can account for them.
- California Civil Code § 1950.5(i)–(k) — security deposits when rental property is sold.
- California Civil Code § 821 — the buyer's rights under the existing lease.
- California Civil Code § 1962 — the new owner's contact and rent-payment information for tenants.
Modesto seller resources
Questions about selling a tenant-occupied house
Can I sell my Modesto house while tenants are still living there?
Yes. You can discuss a sale while the tenants are in the house. A sale does not by itself end their lease or rental agreement; the buyer takes the property subject to it.
Do I have to evict the tenants before selling to you?
You don't always need to evict to sell to us. We buy houses with tenants in place — we've done it many times, including cash-for-keys when that works better for everyone. Tell us about the property and tenancy.
What happens to the security deposit when the house is sold?
California lets you transfer the amount remaining after lawful deductions to the buyer and notify the tenant with the required details, or return the remaining amount with an itemized accounting. The new owner must give tenants its contact and rent-payment information within 15 days. See the California rules below.
Does selling the house set a tenant move-out date?
A sale does not by itself cancel the lease or set a move-out date. The lease, occupancy, and any applicable local rent and eviction rules matter to a possession plan.
What sellers say about USA Home Buyers
Talk through the tenant situation
Call 888-274-5006 or use the form. Start with the Modesto address and what you know about the lease, occupancy, access, or repairs.
We give written cash offers in 24 hours.
Share the address and the tenancy details you know.
We'll give you a written cash offer within 24 hours.