Frequently Asked Questions

Selling a home in California raises a lot of questions, especially when the property has complications, a tight timeline, or a situation the traditional market wasn’t built to handle. Below are the most common questions we receive from sellers, organized by topic.

If your question isn’t answered here, call us at (559) 500-3610.

Address of the house you want to sell - Step 1 of 2

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How does your home-buying process work?

Three steps. First, contact us with your property details—we review your situation and provide a preliminary offer range within 48 hours. Second, a local Osborne representative visits the property and presents a written cash offer based on its current condition. Third, you choose your closing date and we close—as little as 7 days, or later if you need more time. No repairs, no commissions, no fees.

How long does it take to get a cash offer?

We typically provide a preliminary offer range within 48 hours of your initial contact. The written offer—the one that locks in the number—comes after our local walkthrough of the property. We schedule walkthroughs as quickly as you're available.

How quickly can you close on a California property?

We can close in as little as 7 days once title is clear. You also control the closing date. If you need 30, 60, or 90 days to prepare for your move, we work around your schedule. There's no pressure to close before you're ready.

Am I obligated to accept your cash offer?

Not at all. Our offer is no-obligation. You can accept it, decline it, or take time to compare it with other options. We won't pressure you. If the offer doesn't work for your situation, we'll tell you honestly what's driving the number so you can make an informed decision.

Will you list my house on the MLS?

No. We buy directly from you. No listing, no agent, no open houses. We purchase your property outright for cash and handle the closing process ourselves. If you're currently listed with an agent, you may need to address your listing agreement before we can proceed.

Will I have to pay any fees or closing costs?

None. We cover all standard closing costs – escrow fees, title insurance, and recording fees. The offer you accept is exactly what you receive at closing. No hidden deductions, no last-minute surprises.

How do you determine the value of my home?

We look at four things: the property's location, its current condition, recent comparable sales in your area, and estimated repair costs. After the walkthrough, we present a written offer and explain how we arrived at the number. You'll understand the calculation before making any decision.

Will my offer change after the walkthrough?

Our written offer reflects what we observe during the walkthrough and what has been disclosed. We do not reduce the price after the fact based on issues we already knew about. The only exception is significant undisclosed issues discovered during due diligence, which is why we ask sellers to be upfront about the property's condition from the start.

How is selling to Osborne Homes different from using an agent?

An agent lists the property, finds a buyer, negotiates on your behalf, and charges 5–6% commission. The process takes 60–90+ days on average, requires the home to be in marketable condition, and depends on a buyer's financing coming through. Osborne Homes buys directly – no commission, no repairs, no financing risk, and closing in as little as 7 days.

Do you buy houses that need major repairs?

Yes. We buy homes in any condition – roof damage, foundation issues, outdated electrical, HVAC failure, structural problems. You don't need to fix anything before we make an offer. We assess the property as-is during the walkthrough and price the offer accordingly.

Can I sell my house if it has fire or water damage?

Yes. We buy fire-damaged and water-damaged homes in their current condition. Lenders won't finance damaged properties, which effectively eliminates most traditional buyers – but as a direct cash buyer, condition doesn't affect our ability to close. Insurance settlements don't need to be resolved before we make an offer.

What if my house has mold or requires remediation?

We purchase homes with mold issues as-is. You don't need to complete remediation before selling – we take on that responsibility after closing. Our offer reflects the property's current condition as disclosed and observed at walkthrough.

Can you buy a hoarder house without me cleaning it out?

Yes. Take what you want and leave the rest. We handle all clean-out after closing. No clearing, cleaning, or staging is required before we make an offer or close.

What if my property has code violations or unpermitted work?

We regularly purchase homes with open code violations, unpermitted additions, or unresolved permit issues. We take on the resolution process after closing. California law requires you to disclose known violations – we account for them in our offer, and they don't prevent the sale.

What types of property do you buy?

Single-family homes, duplexes, multi-family properties, inherited homes, tenant-occupied rentals, vacant land with structures, and properties with legal or title complications — anywhere in California. If you're unsure whether your property qualifies, contact us and we'll confirm.

How quickly can I sell if I'm facing foreclosure in California?

We can close in as little as 7 days once title is clear. California's non-judicial foreclosure process can move to auction in as little as 4 months from a Notice of Default filing. If you've received an NOD, contact us immediately, acting early gives you the most options and protects your equity before the auction date is set.

Can I sell a house that's in probate in California?

Yes, with conditions. We prepare a purchase agreement subject to probate court approval. Our experience with California probate transactions helps streamline the process once court approval is granted. You don't need to wait for probate to fully close before we can begin the process.

Can I sell if the property has tax liens or judgments?

Yes. We regularly purchase properties with tax liens, judgment liens, HOA arrears, or other title complications. These are resolved through the title and escrow process at closing – you don't need to pay them down before the sale. Our team works with title companies to address encumbrances as part of the transaction.

What if I owe more on the house than it's worth?

If you're underwater, we can work directly with your lender on a short sale. This requires lender approval and takes longer than a standard sale, but it helps you avoid foreclosure and its long-term credit consequences. Contact us early – the more time we have, the more options we can explore.

Can I sell if I'm currently evicting a tenant or have problem tenants in place?

Yes. We can close with a tenant occupying the property and take on all tenant matters after closing, including any eviction process already in progress. You don't need to resolve the tenancy before we close.

What if my house is already listed with a real estate agent?

You can still request an offer from us. However, depending on your listing agreement, you may owe your agent a commission if the sale proceeds during the listing period. Review your agreement or speak with your agent before proceeding. We're happy to discuss the timeline with you.

Still Have Questions?

Many homeowners have heard of cash buyer companies and approach us with reasonable skepticism. Osborne Homes has been purchasing California properties since 2007 – we are a direct buyer, not a wholesaler or middleman. Our offer is made by us, closed by us, and presented in writing after the walkthrough. It does not change after the fact.

If your question isn’t answered above, give us a call. We’ll respond the same day.