- California’s Trusted Cash Home Buyer
We Buy Houses in Any Condition in California — No Repairs, No Hassle, Just Cash
Facing a mountain of repairs you simply can’t afford? You are not alone. We buy properties with foundation cracks, roof damage, outdated systems, and code violations — and we can close in as few as seven days.
- Free property assessment. No obligation. No pressure.
Selling a House That Needs Repairs? The Traditional Way Is a Headache!
Trying to sell a house that needs work through a real estate agent can quickly become a frustrating and expensive ordeal.
Agents May Refuse the Listing
Many agents won’t take on properties that need significant work because they’re harder to show, harder to sell, and mean smaller commissions after price reductions.
Buyer Financing Falls Through
Most buyers rely on mortgages, and lenders won’t approve loans for homes with major issues like roof damage, foundation problems, or faulty electrical systems.
Repair Costs Spiral Out of Control
Even “minor” fixes can reveal bigger problems once contractors get started. What begins as a $5,000 estimate can easily become $20,000 or more.
Months of Waiting, No Guarantee
Traditional sales take 60-90 days or longer, and that’s if everything goes smoothly. With a house that needs repairs, you could be waiting indefinitely.
House Needs Repairs? We Handle It All.
When we say we buy homes in any condition, we really mean it. Unlike companies that buy houses as-is but then quickly back out when they see the real scope of work, Osborne Homes has handled properties in all levels of condition since 2007.
- Foundation and Structural Damage: Cracked foundations, settling, and structural issues scare off most buyers and make traditional financing nearly impossible. We purchase properties with these problems every week.
- Roof Damage and Leaks: A damaged roof can cost $10,000–$30,000 to replace. We buy houses with roof problems and handle the repairs ourselves.
- Outdated Electrical, Plumbing, and HVAC: Updating electrical panels, re-piping, or replacing HVAC systems is expensive and disruptive. We take these properties as-is.
- Mold, Water Damage, and Environmental Issues: Mold remediation and water damage repairs require specialized contractors. We buy houses with these issues and assume full responsibility for all remediation.
Traditional Sale vs. Selling to Osborne Homes
Deciding between a traditional market listing and a direct cash sale depends on how much time, money, and energy you have left to give the property.
Feature | Traditional Listing | Osborne Homes |
|---|---|---|
Closing Time | 60–90+ days | Close in as few as 7 days |
Repairs Needed | Pay for repairs before listing | We buy as-is — no repairs needed |
Fees & Commissions | Agent commissions (5–6%) | No commissions or fees |
Financing | Deals fall through due to financing | All-cash offer, no loan contingencies |
Whether your home needs minor cosmetic updates or major structural work, we are one of few companies that buy houses in any condition, and we won’t change our offer after seeing the property.
We buy houses in any condition
Our No-Hassle Guarantee
Our cash offer is transparent and based on the property’s condition at the walkthrough — no surprise deductions later.
You pay zero fees, zero commissions, and zero closing costs. The amount we offer is the amount you receive.
You choose the closing date that works for your schedule, with every detail provided in writing before you commit.
The Process
How to Sell Your California Home
1
Contact us online or by phone
Share a few details about your property – condition, location, your timeline. We'll review your situation and provide a preliminary offer range, usually within 48 hours. No commitment required at this stage.
Local walkthrough and written offer
A local Osborne representative visits the property to confirm its condition. You receive a clear, written cash offer with no hidden deductions – based on what we observe, regardless of the property's state.
2
Close on your timeline
Choose your closing date – as little as 7 days once title is clear, or later if you need more time. We cover standard closing costs. No repairs. No commissions. Nothing owed at close.
3
Selling a House That Needs Repairs — FAQs
Here’s what you need to know about our process.
Our specialists are available for a private consultation to discuss your specific estate needs.
Do I really not have to make any repairs before selling?
Correct. We buy houses as-is, meaning you don’t need to make any repairs, clean, or prepare anything. We handle all of that after closing.
How do you determine your offer price?
Our offer is based on the property’s current condition, location, and local market values. We provide a transparent breakdown, so you understand exactly how we arrived at our number.
Will you change the offer after seeing my house?
How fast can I actually close?
We can close in as few as seven days. However, you choose the closing date — if you need more time, we’ll work with your schedule.
Are there any fees or commissions?
None. We pay all closing costs, and there are no agent commissions or hidden fees. The offer we make is the amount you receive.
Is Osborne Homes a real estate agent?
No. We are a real estate investment company. We buy properties directly from homeowners for cash — we don’t list homes on the market or represent buyers or sellers as agents.
Ready to Move Forward?
Stop spending money on a house that’s draining your resources, or waiting for buyers who never come. Call us today or fill out the form for a free, no-obligation cash offer.
Related Real Estate Solutions
Explore how we help homeowners in various situations across California.
Smoke, structural damage, or total loss — we buy fire-damaged homes as-is.
Hoarder House
No cleaning required. We buy hoarder homes and handle the cleanout ourselves.
Mold
Mold remediation is expensive. Skip it — we buy homes with mold problems.
Foreclosure
Facing foreclosure? A fast cash sale can help you avoid lasting credit damage.