Sell Your House
Sell a House in Probate
When someone dies owning property with no trust in place, it generally has to go through probate before anyone can sell it. Formal probate typically runs 12 to 18 months, but a lot of families qualify for a faster path without realizing it, and we can often move before probate fully closes.
Quick Facts
- Formal probate in California typically runs 12 to 18 months from filing to close.
- A decedent's primary residence valued up to $750,000 may qualify for a simplified court petition instead of full probate.
- Personal property estates in the low $200,000s can often use a small estate affidavit instead of formal probate.
- An heir with a right to a share of an estate can assign that interest for cash before probate fully closes.
- We buy probate properties as-is, including homes still full of belongings, no cleanout required.
More Detail
California has simplified procedures for smaller estates. A Petition to Determine Succession to Primary Residence (Probate Code §§13150-13157) lets a decedent's primary residence, valued up to $750,000, transfer through a shortened court petition instead of full probate. There's also a small estate affidavit for personal property, and a simplified process for other real property valued at roughly $69,625 or less.
If you're an heir with a right to a share of an estate that hasn't closed yet, you can assign that interest to us for a cash payment now instead of waiting out the process. California courts (Probate Code §11604) actively review these assignments to make sure the consideration is fair, and we do them by the book, in writing, reviewed by counsel.
We don't wing the legal side. On paperwork and filings, we work with a paralegal and an attorney to make sure assignments and deed transfers happen correctly and in order. You're always welcome to have your own independent counsel review anything before you sign.
House Junkies is vertically integrated: we buy, renovate with our own licensed crew (CA LIC#1077593), and can resell through our own brokerage (DRE #02165291), so there's no middleman shopping your deal to a stranger.
Get Your FREE Offer
Written cash offer in less than 24 hours.
The Process
How It Works
Info
Tell us about the property: is there a will, has a personal representative been appointed, are there other heirs.
Consult
We walk through your specific situation, whether you likely qualify for a small estate procedure or an assignment of interest.
Process
We coordinate whatever paperwork the specific path requires: small estate petition, assignment agreement, or standard purchase contract.
Escrow & Close
We open escrow with a local Tulare County title company once the legal path is clear, and you get paid.
FAQ
Frequently Asked Questions
Do I need my own attorney if I sell to House Junkies during probate?
Can you buy the house before probate is finished?
Does the house need to be cleaned out or repaired first?
Where are probate cases handled for a Visalia house?
Can I sell a probate house that has back taxes or liens?
This is general information based on current California probate law, not legal advice. Thresholds and procedures change, and every estate is different - talk to a licensed probate attorney about your specific situation.
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Cash Offer vs. Listing
Why Sell to House Junkies Instead of a Market Listing
Listing will get you top dollar with the right timing and a house that is market ready. For homes that need work, here is how the options actually stack up.
Selling to House Junkies
Sell It As-Is
No repairs, no cleaning, no property clean-out. Leave the house exactly how it is, and leave behind anything you do not want.
No Commissions or Fees
There is no agent to pay and nothing comes out of your check for us. The number on the offer is the number you get.
We Pay the Closing Costs
Escrow, title, and closing costs are on us, so there are no surprises at the closing table.
A Cash Offer That Holds
We close with our own capital, so there is no buyer's loan to fall through and no lender appraisal to blow up the deal.
You Pick the Closing Date
Most deals close in 14 days, as fast as 7 if you need to, or later if you need time to move.
Listing With an Agent
Repairs and Prep First
Buyers and their inspectors expect a house that is ready to go. Fixes, cleaning, and staging usually come out of your pocket.
Commissions Come Out of Your Sale
Agent commissions usually run 5-6% of the sale price, plus marketing and other costs.
Seller Closing Costs
Title, escrow, transfer tax, and any repair credits the buyer asks for after inspection get paid out of your proceeds.
Deals Can Fall Through
Most buyers need a loan. If their financing or the appraisal falls short, you can end up back on the market when you need to move.
Longer, Less Certain Timeline
Showings, offers, inspections, and loan approval often take 60 to 90 days or more, with open houses along the way.
Reviews
What People Say About House Junkies
“Had a great experience working with House Junkies Inc. Dominic Mclleland helped me purchase a distressed property and made the whole process way easier than I expected. He was easy to work…”
J N
★★★★★