Situations We Help With.
Selling a home during difficult times should not be another burden. We provide support, speed, and a clear path forward when you need certainty most.
Free property assessment. No obligation. No pressure.
No Matter the Situation
We’re Here to Help
We specialize in properties and life transitions that traditional agents often struggle with. Our process is designed for ease, regardless of the property’s condition, timeline, or legal standing.
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Prop 19 means heirs who don’t move in within one year face full property tax reassessment. We buy inherited properties directly – probate doesn’t need to close first.
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California’s non-judicial process can move to auction in 4 months from a Notice of Default. We can close in 7 days, protecting your equity before the bank takes over.
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Sell probate property with a straightforward process designed to fit your family’s timeline.
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Sell your house during a divorce with a flexible closing that works for everyone involved.
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California evictions take 3–6 months and cost $3,000–$10,000+. We buy tenant-occupied properties and handle all tenant matters after closing. No eviction required from you.
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Sell your house quickly when relocating for work, family, or a new opportunity.
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Carrying costs run $600–$2,500+ per month with zero income. We buy vacant properties directly – inherited, absentee-owned, or simply sitting – so you stop the bleed immediately.
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Repair estimates in California run $40,000–$100,000+. Skip the contractors. We assess the property as-is and make an offer based on current condition – no work required before closing.
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Professional clean-out runs $5,000–$20,000 before a single showing. We buy with no clean-out required. Take what matters and leave the rest.
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CEA deductibles run 15–25% of dwelling coverage. Red- and yellow-tagged homes can’t be financed. We buy earthquake-damaged homes as-is – no retrofit required before closing.
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Lenders won’t finance fire-damaged homes. Insurance doesn’t need to settle first. We buy in current condition and handle all remediation after closing.
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Remediation costs $3,000–$30,000 and lenders won’t approve financing until it’s certified clear. We buy homes with active mold issues and handle remediation ourselves after closing.
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Simplify your move by selling your current home quickly and on your timeline.
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Hidden damage – warped subfloors, mold behind walls – makes financing difficult and negotiations brutal. We buy water-damaged homes as-is, no remediation required before close.
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Foundation issues block conventional financing. Repairs run $5,000–$100,000+. We buy at any stage – hairline cracks to full structural failure – with no repairs required.
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Move on from a neighborhood that no longer meets your needs with a fast home sale.
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Open permits and unpermitted work block conventional financing. Resolving violations costs $5,000–$25,000+ and takes months. We buy as-is and handle the resolution after closing.
The Osborne Homes Difference
Traditional agents list houses. We solve life transitions.
Our model is built for complex scenarios where time, privacy, and certainty are often more valuable than a long listing process.
The offer you receive is the amount you can plan around. No agent commissions and no surprise fees.
Need to move fast or need more time? We work around your schedule and priorities.
Take what you want and leave the rest. We handle cleaning, hauling, and repairs after closing.
3,000+
Homeowners Helped
Trusted by Homeowners Across California