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Cash Buyer for Houses in Probate

We Buy Bay Area Houses in Probate

Executor or administrator, full authority or court confirmation — we buy Bay Area houses while the estate is still in probate. We work to the court's timeline, coordinate directly with your probate attorney, and take the home exactly as it stands, belongings and all.

7–21 days
Typical close
$0
Fees + closing costs
Since 2009
Serving the Bay Area
Rated 5.0 | 200+ reviews

Get Your Cash Offer — Selling a House in Probate

No obligation. Get your offer in 7 minutes.

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A long-held 1950s Bay Area stucco bungalow with a mature garden and drawn curtains — the kind of family home that passes through probate, which Eugene buys as-is for cash

When you're the personal representative of an estate, the house is usually the biggest asset and the biggest burden. Probate in California typically runs 7-12 months, and the whole time the estate is paying property tax, insurance, and utilities on a home nobody lives in — often out of an estate that has very little cash. Most buyers make it worse: financed offers can't survive a confirmation hearing, and agents want the house emptied, repaired, and staged before they'll list it. We're a local Bay Area cash buyer that buys during probate — under full authority with a Notice of Proposed Action, or through court confirmation and the overbid process when the estate has limited authority. The price is locked when you accept, we coordinate with your attorney so nothing stalls, and the house can stay exactly as it is until closing.

What This Looks Like

If This Sounds Like Your Situation, We Can Help

Bay Area homeowners come to us with situations that fall into these patterns. If any of them sound like you, a cash sale may be the right path.

The court just appointed you executor or administrator, and along with the letters came a house — property taxes, insurance, yard care, and a probate attorney all waiting on decisions you've never had to make before
The estate has full authority under the Independent Administration of Estates Act and your attorney says you can sell with a Notice of Proposed Action — now you need a buyer who actually understands what that means and won't vanish at the word probate
The estate only has limited authority, so the sale has to be confirmed in court with an overbid hearing — and every financed buyer you've talked to backs out when they hear the timeline
The house is still full of a lifetime of belongings, you live out of the area, and clearing, repairing, and staging a decades-old home from a distance is not something you can take on
The estate is house-rich and cash-poor — every month of probate drains property tax, insurance, and utilities from what the heirs will eventually split, while the empty house slowly gets worse
A sale already fell apart once — the buyer's lender balked at the probate timeline, or the offer came in too far under the probate referee's appraisal to be confirmed
How It Works

How to Sell Your Bay Area House for Cash

Three simple steps to a fair cash offer — even when you're selling a house in probate.

1

Tell Us About Your Property

Submit our quick form or give us a call. Share a few details about your property and your situation — no obligation whatsoever.

2

Get Your Fair Cash Offer

We evaluate your property and present a fair, all-cash offer within 24 hours. No hidden fees, no lowball games.

3

Close On Your Timeline

Pick your closing date — as fast as 7 days or whenever works for you. We pay all closing costs and you walk away with cash.

Why Sell to Us

Why Bay Area Homeowners Selling a House in Probate Pick Us

We don't treat every house the same. Here's exactly what we do that makes us the right cash buyer when you're selling a house in probate.

Five reasons Bay Area homeowners selling a house in probate choose Eugene Bay Area Home Buyers for a cash sale
1

We buy during probate, on the court's timeline — with full authority we can close about two weeks after the Notice of Proposed Action period runs, and with limited authority we hold our price through the confirmation hearing and the overbid process instead of walking away

2

We coordinate directly with your probate attorney and the estate's paperwork — probate purchase terms, no financing or appraisal contingencies, nothing in the contract a judge hasn't seen before

3

Our cash offer is structured to be confirmable — priced with the probate referee's appraisal in mind so a court-confirmed sale clears California's 90%-of-appraised-value rule, with no contingencies that could unravel it at the hearing

4

We buy the home exactly as it sits — full of belongings, deferred maintenance and all. Take the keepsakes and documents that matter to the family, leave everything else; the cleanout is ours after closing, at no cost to the estate

5

We pay all cash and cover all closing costs, so the estate nets the offer amount — no commissions, no repair credits, and the holding-cost bleed on a vacant probate house stops the day we close

Trusted by Bay Area Homeowners

Bay Area Homeowners Trust Us

500+
Houses Purchased
200+ Five-Star Reviews
17+ Yrs
In Business
FAQs

Common Questions When You're Selling a House in Probate

Can you buy a house before probate is finished?
Yes — this is exactly what we do. Once the court has appointed a personal representative, the estate can usually sell real property during administration; you don't wait for probate to close. How the sale is approved depends on the estate's authority level: with full authority, the representative sells with a Notice of Proposed Action and no hearing; with limited authority, the sale is confirmed in court. Either way, we can get under contract now, lock the price, and close the moment the approval path completes.
What's the difference between full and limited authority?
California's Independent Administration of Estates Act (IAEA) lets the court grant the personal representative full or limited authority. Full authority means you can sell the house without a court hearing — you send heirs and beneficiaries a Notice of Proposed Action describing the sale, and if nobody objects within the 15-day notice period, you can sign and close. Limited authority means the sale must be confirmed by the probate court at a hearing, which includes a public overbid process. Your letters or your attorney will tell you which one the estate has. We buy through both paths regularly.
What happens at the court-confirmation hearing — and what's an overbid?
When an estate with limited authority accepts an offer, the court sets a confirmation hearing and the sale is advertised. At the hearing, other buyers may bid on the house. The first overbid must beat the accepted price by a set formula — 10% of the first $10,000 plus 5% of the balance — and overbidders generally need cashier's checks in hand, not financing promises. If someone outbids us, the estate simply gets more money, so you lose nothing by starting with our offer. Our cash offer sets a real floor under the sale, and we show up at the hearing prepared to compete.
Does your offer have to match the probate referee's appraisal?
For a court-confirmed sale, California requires the price to be at least 90% of the probate referee's appraised value from the estate's Inventory and Appraisal. We know the rule and we price with it in mind — an offer that can't clear 90% can't be confirmed, so there's no point making one. With full authority under the IAEA, the 90% rule doesn't formally apply, but the representative still has a duty to sell at a fair price, and our offer is built on comparable sales your attorney can put in the file.
Do we have to clear out the house before selling?
No. Most probate houses hold decades of belongings, and clearing one out is a bigger job than most families expect — especially from out of town. We buy the home exactly as it sits. Take the photos, documents, and keepsakes that matter to the family, leave everything else where it is, and we handle the full cleanout after closing at no cost to the estate. Nothing needs to be sorted, hauled, or donated before we can close.
Who actually signs the sale — the heirs or the executor?
The personal representative — the executor named in the will, or the court-appointed administrator when there's no will — signs the purchase contract and closing documents on behalf of the estate, using their letters testamentary or letters of administration. Heirs don't sign the deed; they receive their shares from the estate account when the court authorizes distribution. With full authority, heirs and beneficiaries do get the Notice of Proposed Action and a window to object, which is one reason we keep our terms clean and simple.
How fast can you close on a probate house?
With full authority, we can typically close about 15-20 days after the Notice of Proposed Action period runs — often faster than the estate expects. With limited authority, the court's calendar sets the pace: getting a confirmation hearing scheduled usually adds 30-60 days. What we control is certainty — the price locks when you accept, there's no lender or appraisal contingency to fail during the wait, and we don't re-trade the deal at the hearing. The earlier in probate you contact us, the more of the timeline runs in parallel.
We don't have a probate attorney yet — can we still talk to you?
Yes. Most estates that need probate hire an attorney, and we recommend it — probate is a court process with real deadlines, and we're buyers, not lawyers, so nothing we say is legal advice. We work alongside your attorney, not around them: once you have representation, we coordinate the contract, the notice or confirmation process, and escrow directly with their office. And if it turns out the house passed outside probate — through a living trust, joint tenancy, or a transfer-on-death deed — we'll tell you honestly, because that path is simpler and faster for you.
Want to Read More?

Deeper Information on Selling a House in Probate

Full GuideHow to Sell a House in Probate in California (2026 Guide)
Full GuideSell a House After Death Without Probate in California (2026 Guide)
Full GuideCapital Gains Tax When You Sell an Inherited House in California (2026)
Alameda CountyWe Buy Houses in Fremont
Alameda CountyWe Buy Houses in Berkeley
Alameda CountyWe Buy Houses in Castro Valley
Stop Wondering. Get Certainty.

Ready to Sell Your Bay Area Home in Probate?

Skip the wait, skip the repairs, skip the variance. Get a fair cash offer in 24 hours and close on your timeline — even when you're selling a house in probate. We pay all closing costs.

Call (408) 717-4505
Rated 5.0 | 200+ reviews
Close in 7 Days
No Fees · No Repairs

Get Your Free Cash Offer — Selling a House in Probate

No obligation. Get your offer in 7 minutes.

By submitting this form, you agree to receive SMS/text messages from Eugene Bay Area Home Buyersat the phone number provided, including messages sent by autodialer. Msg & data rates may apply. Msg frequency varies. Reply STOP to opt out. Consent is not a condition of purchase. Terms & Privacy Policy.

Your information is safe & secure