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

Sell an inherited house without cleanout, repairs, or hauling away a lifetime of belongings — we take it as it is.

Tell us what the family wants to keep. You do not have to remove the rest or arrange a cleanout before selling to us; the written terms can address the contents that stay.

We buy houses as-is, in any condition — no repairs, no cleaning, no cleanout required to sell to us.

While the estate owns the house, carrying costs can continue: mortgage payments, property taxes, utilities, insurance, and upkeep. The estate still has to account for its costs and any recorded payoff at closing.

Start with a conversation about the San Luis Obispo property, its condition, what the family wants to keep, and where the estate process stands. You can call before you have every document or answer.

We give you the offer and terms in writing before you decide. Written offer and written terms before you commit; title-company closing. If you choose to proceed, the title company works through the deed, the representative’s authority, recorded loans or liens, and closing documents.

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.

Often, an inherited California house can be sold before probate is finished, but only the court-appointed personal representative—the executor or administrator—can sign for the estate. The appointment shows whether that representative has full or limited authority under the Independent Administration of Estates Act.

With full authority, 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. The court confirms the sale at a hearing where others may overbid, and a private sale generally must bring at least 90% of a recent appraisal.

Some surviving spouses or heirs may qualify for simpler court procedures, such as a spousal property petition or, for deaths on or after April 1, 2025, a primary-residence petition for an eligible home valued up to $750,000. Recorded loans and liens must be paid or released at closing. 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.

• California Probate Code § 10501 — sales needing court supervision →
• California Probate Code § 10511 — sale with full authority →
• California Probate Code § 10586 — Notice of Proposed Action →
• California Probate Code § 10589 — effect of an objection →
• California Probate Code § 10309 — 90% appraisal rule →
• California Courts form DE-260 — report of sale and petition to confirm →
• California Courts Self-Help — when formal probate may not be needed →
• California Revenue and Taxation Code § 11911 — documentary transfer tax →
• California Revenue and Taxation Code § 11912 — persons responsible for the tax →
• California Revenue and Taxation Code § 11931 — city-tax credit and allocation →