You stop paying for a house and get a fair price.

What we do with the house and its contents

Sell an inherited house without cleanout, repairs, or hauling away a lifetime of belongings — we take it as it is. We buy houses as-is, in any condition — no repairs, no cleaning, no cleanout required to sell to us. Tell us what the family wants to keep; you do not need to clear the house before asking about a sale.

While the estate still owns the house, costs such as utilities, insurance, mortgage payments, and property taxes may continue. A sale can end the ongoing cost of keeping the property, but a mortgage payoff, liens, back taxes, and the seller's share of current property taxes remain separate from closing costs.

What happens next

1. Tell us the Napa property address, its condition, what is still inside, and what you know about the estate.
2. We talk through the house and your questions, then give you a written offer and written terms before you commit.
3. If you choose to proceed, the title company reviews the estate and property documents, confirms signing requirements, and coordinates closing.

Written offer and written terms before you commit; title-company closing.

Signing from another location

Sell from anywhere in the country — we can send a notary to you, and you don't have to attend settlement or even visit the property.

Estate signing rules and California sale taxes

In a formal California estate, the court-appointed personal representative—the executor or administrator—can sign for the estate. An heir or surviving spouse does not get authority to sign for the estate from the family relationship alone. With full authority under the Independent Administration of Estates Act, the representative can sell without a court-confirmation hearing after giving heirs and beneficiaries a Notice of Proposed Action at least 15 days before acting. If someone objects, the sale goes through court supervision.

With limited authority, a real-property sale needs court supervision. At the confirmation hearing, another buyer may overbid, and a private sale generally must bring at least 90% of a recent appraisal. A surviving spouse or heirs may qualify for a simpler court procedure, such as a spousal-property petition; for deaths on or after April 1, 2025, an eligible primary residence valued at $750,000 or less may qualify for a primary-residence petition.

You can sell in the estate's name once the estate is opened — no need to put the house in your own name first. If you need an estate attorney, we can help you find one.

We help coordinate the sale, but we do not provide legal advice. The title company or a qualified attorney can confirm who has authority to sign for the estate.

For a covered California transfer, the county documentary transfer tax is $0.55 for each $500 of consideration, or fraction of $500, when the taxable consideration is over $100. A lien or loan that stays on the property after the sale is not counted as consideration. A city may take half of the county rate as a credit against the county tax; some cities add a larger tax. State law identifies a person who signs or benefits from the deed as responsible for the tax, while the purchase agreement can allocate the cost. Escrow should confirm the property's jurisdiction, taxable amount, and any exemption.

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 a mortgage, liens, back taxes, or the seller's share of current property taxes. Recorded loans and liens must be paid or released at closing.

Local help and reviews

If you need an estate attorney, we can help you find one.

Testimonials are real, from our transactions, verified and approved by our attorneys.