Sell Your Inherited House in Southern California

We Cover All Probate Filing Costs

We cover court filing costs, guide you through every step, and buy the house as-is. Leave the clutter behind — no clean-out, no showings, no upfront fees.

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How We Make the Probate Process Easy

Losing a loved one is incredibly hard, and handling their estate can feel completely overwhelming. Dealing with complex probate court documents, strict filing deadlines, and the confusing steps of inheriting a house leaves many executors stressed. We make it simple. We partner with a registered legal document assistant who handles the probate paperwork at your direction.

When you sell your Southern California inherited home to us, we cover 100% of the court filing costs and document fees — you pay nothing upfront. You simply give us the basic details, like the death certificate and property documents, and we handle the rest.

This means you don’t have to face the confusing California probate system alone. Our local team guides you through every step while we create a fair cash offer for your Southern California property. This ensures the sale is completely ready to close the moment the court gives the green light. Once approval is granted, we close fast and put cash in your hands — the easiest way to sell a house fast during probate. We’ve guided SoCal families through these tough situations since 2017.

SoCal’s Go-To Homebuyer Since 2017

  • Highest Off-Market Price
  • We Cover All Probate Filing Costs
  • Zero Fees
  • No Closing Costs
  • Cash Offer in 24 Hours
  • Sell As-Is. No Repairs. No Cleanup
  • Fair Splits for Multiple Heirs

Why Choose Us for Southern California Inherited Home Sales

1

Traditional estate administration can easily cost thousands of dollars in upfront court fees and filing expenses. When you choose to sell your property to us, you pay nothing out of pocket. We handle all document preparation and filing costs.

2

We’ve helped many Southern California families navigate the complicated probate court system. Our local team will guide you through every single step of the procedure, so you never feel left in the dark.

3

As experienced cash home buyers in Southern California, we provide fair cash offers within 24 hours. We buy probate properties as-is — meaning no costly repairs and no stressful estate clean-outs are ever required.

4

We work around probate court requirements and close as soon as you’re ready once the judge approves the sale.

5

When multiple heirs or beneficiaries need to split proceeds, a cash probate sale makes it simple — money divides fairly, a house doesn’t.

6

Many of the heirs we work with don’t live anywhere near Southern California. That’s never a problem. Our escrow company prepares everything for remote signing and notarization, so you can handle the entire sale from wherever home is — no flights back to California, no time off work, no managing a distant property for months.

When Should You Sell Your SoCal Probate Home?

Consider a probate sale if:

  • The property needs expensive repairs you can’t afford or don’t want to handle
  • You inherited a house you don’t want to keep
  • Multiple heirs want to split proceeds fairly
  • You live out of state and can’t manage the property
  • Ongoing costs like taxes, insurance, and utilities are piling up
  • Family disagreements or disputes make keeping the property difficult
  • You don’t want to handle probate court paperwork and deadlines all by yourself
Get Started OR CALL (951) 720-7197
Older single-story family home with a quiet front yard
Older single-story family home with a quiet front yard

How to Sell Your Inherited Property to Us in 3 Easy Steps

Step 1: Contact Us Today

Call us or fill out our short form below. We’ll have a quick 5–10 minute conversation and ask you some questions about your property and timeline. Then, we’ll start preparing your cash offer.

Step 2: Receive a Cash Offer

We’ll review your property’s market value and send you a competitive cash offer. There are no commissions, hidden fees, bank appraisals, or delays.

Step 3: Close & Get Paid

Once you accept, our partner legal document assistant prepares all probate court filings at no cost to you. After the court approves the sale, our local title company handles the closing paperwork, and you collect your cash by wire or certified check on the same or next business day.

See How We’ve Helped SoCal Families Through Probate

  • Javier has worked tirelessly on a particularly tricky estate transaction regarding our uncle’s estate. He has a team of talented individuals that has demonstrated knowledge and tenacity. I highly recommend Javier and his team to take care of you. They excel within the real estate and probate landscape.
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    David S.
    Google Verified Review
  • I am so grateful for Javier and his team! After loosing a loved one, he was extremely patient with guiding our family and helping in any way possible. He was compassionate and so kind! I will never forget the wonderful service he provided in such a tuff time in our families life! We thank you for your time and patience. I would highly recommend Javier and his team for all your needs. Service like this doesn’t come around often, we appreciate you from the bottom of our hearts!
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    Rosalyn C.
    Google Verified Review

Reviews originally published on Google for Exclusive SoCal Homes LLC, doing business as Exclusive SoCal Home Buyers.

Frequently Asked Questions

A probate sale happens when an inherited home is sold through the probate court process. The court grants official legal documents — known as Letters Testamentary or Letters of Administration — to the estate’s representative. This paperwork gives the executor or administrator the power to sell the house, often while the probate case is still moving forward. While homes held inside a living trust can skip court entirely, most inherited properties must go through probate before a real estate sale can officially close.

The house can still be sold — the process just starts differently. When someone passes away without a will, California’s intestate succession laws decide who inherits the estate, usually starting with the surviving spouse and children. The court appoints an administrator (instead of an executor named in a will) and grants them the legal power to sell the property.

From there, the home sale works the exact same way as any other probate transaction. Our partner legal document assistant can prepare the paperwork for an intestate case at your direction just as easily as one with a will, and we still cover the court filing costs either way.

In most cases, no. California requires probate unless the property was held inside a living trust, had a recorded transfer-on-death deed, or was owned as a joint tenancy with a surviving co-owner. If none of these apply, the home must go through court before it can be sold. We can help you review your options and guide you through the probate procedure.

Yes — selling during estate administration is common, especially when heirs prefer cash over keeping the property. The probate court must first grant letters of administration, which give the executor or administrator the legal power to sell. Once you have that authority from the court, our team can handle the entire process with you.

Usually far less than most people fear. An inherited property receives what the IRS calls a “stepped-up basis” — meaning the home’s taxable value resets to its fair market value on the exact day your loved one passed away. You’ll only owe capital gains tax on the value increase that happens after that date, rather than the decades of price appreciation before it.

Here is what that looks like in practice: if the house was worth $500,000 on the day your parent passed away and you sell it later for $510,000, you’re only taxed on the $10,000 gain — not the $400,000 the home gained since they first bought it years ago. Because every family situation is different, you should always talk with a qualified tax professional before you file. We’re happy to close on a timeline that works with your personal tax planning.

We can make an offer anytime, but the actual sale must wait for court approval. We’ll guide you through timing and requirements.

Not always. If the court grants the executor or administrator “Full Authority” under California’s Independent Administration of Estates Act, they can choose to sell the property on their own. The other heirs are formally notified and have a chance to object, but a court hearing is usually not required. 

However, if the court only grants “Limited Authority,” a probate judge must confirm the sale at a court hearing before it can close. This creates a slower process where outside buyers can step in and overbid. Either way, our team works patiently with families and handles both types of estate sales.

No — a will does not let you skip probate in California, but it does make the process smoother. The will names a specific executor and outlines exactly who inherits the property, which saves a lot of time in the courtroom. Whether the deceased left a will or passed away “intestate” (meaning without a will), the estate must still go through the probate process before the house can be sold.

Whether the house needs repairs, is currently stuck in the middle of probate, or simply doesn’t fit your personal plans, we buy inherited homes in Southern California completely as-is. We also cover 100% of the probate court fees and filing costs when you sell your property directly to us. This keeps the entire home-selling process simple and stress-free for all the heirs involved.

A small estate affidavit is a legal shortcut that allows families to skip the full formal probate court process when the estate is worth less than a set dollar limit. Instead of months in probate court, the heirs sign a notarized sworn statement to collect and split personal property — like bank accounts or vehicles — directly.

California also added a rule in 2025 specifically for family homes. Under this law, an inherited primary residence worth up to $750,000 can be transferred using a simplified court petition rather than a lengthy probate case. It’s faster and cheaper, yet many California families don’t know it exists yet. If the home you inherited qualifies for this shortcut, we can point you in the right direction — and either way, we’re ready to buy the property as-is as soon as you have the legal authority to sell.

No. When you sell your Southern California probate property to us, we cover all probate filing and document preparation costs. You pay nothing out of pocket.

Yes. The mortgage doesn’t disappear when a loved one passes away — the loan stays attached to the house, and the monthly payments still need to be made to keep the property out of default. But a mortgage won’t stop you from selling the house. When you sell to us, the remaining loan balance is paid off through escrow at closing, and you and your family keep the cash difference. If missed payments are starting to pile up while probate drags on, tell us early. Closing fast after court approval means fewer months of payments draining the estate’s funds.

Most California probates take around 9 months to a year, though simple estates can move a bit faster. The good news is that you don’t have to wait until the entire probate case is finished to sell the property. We can make you an offer right away and close the sale the moment the court approves the transaction.

No problem. If you’d rather keep your Southern California home instead of selling it, we can still refer you to our partner legal document assistant for affordable help with your probate filings. In that case, you’d pay for the probate document services directly, but you’ll have trusted guidance instead of facing the paperwork alone.

Get Started Today Call for Offer (951) 720-7197

Legal Disclaimer: We work closely with a registered legal document assistant (LDA) to prepare probate filings strictly at the client’s direction. This content is for informational purposes only and does not constitute legal advice. Legal document assistants are not attorneys and cannot provide legal advice or courtroom representation. Our process handles the vast majority of local probate situations — please contact us directly to discuss the specific details of your case.