Whether you’re facing foreclosure, dealing with a property that needs major work, or simply need to move faster than the traditional market allows, Osborne Homes makes a direct cash offer and can close in as little as 7 days. No repairs. No agent fees. No pressure. Get your cash offer today and sell on your timeline.
Tell us about your California property and receive a written, no-obligation cash offer within 48 hours.
Osborne Homes is a direct cash buyer – not a wholesaler, not a national algorithm. We are a family-owned California company that has been purchasing homes with our own capital since 2007. Here’s what that means for you.
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.
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.
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.
Osborne Homes Guarantee: Our cash offer is based on the property's condition and disclosures at the time of the walkthrough. We present the offer in writing and do not change terms after the fact unless significant undisclosed issues are discovered.
We purchase California properties in any condition, at any stage. Below are the situations where sellers most often come to us. Each links to a dedicated guide with more detail on that specific scenario.
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.
Sell CA House As-Is →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.
Sell Inherited House →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.
Sell House in Foreclosure →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.
Sell Home with Bad Tenants →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.
Sell Fire-Damaged House →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.
Sell Water-Damaged House →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.
Sell House with Mold →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.
Sell a Hoarder House →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.
Sell Earthquake-Damaged Home →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.
Sell House with Cracked Foundation →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.
Sell Vacant Property →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.
Sell House with Code Violations →Have a situation not listed above? Contact us. We have purchased over 5,000 California properties and have encountered nearly every scenario – from mold to squatters to properties with active liens and title disputes.
| Osborne Homes | National iBuyer | Traditional MLS | |
|---|---|---|---|
| Best for | Properties as-is, any condition, any timeline | Newer homes in good condition | Move-in ready homes, no time pressure |
| Time to close | 7–21 days | 14–30 days | 60–90+ days |
| Sell as-is | Yes — no repairs required | No — requires minimum condition | No — repairs, staging, showings expected |
| Fees & commissions | None | Service fee: 5–8% | Agent commissions: ~5–6% |
| Closing costs | We cover standard costs | Seller pays | Seller pays |
| Financing risk | None — direct cash buyer | None | Buyer financing can fall through |
| Who buys | Osborne Homes directly | iBuyer (algorithm-driven) | Individual buyer via agent |
| California experience | 5,000+ homes since 2007 | National platform, local offices | Depends on individual agent |
Note on offer price: A direct cash sale will typically yield less than a fully-prepared MLS listing. The difference is usually 5–15%, depending on condition and local market. But after factoring in agent commissions (~5–6%), repair costs, carrying costs over 60–90 days, and the risk of a deal falling through – the net difference is often smaller than it appears. We'll explain our offer calculation in full after the walkthrough.
California sellers know the story: an accepted offer falls apart during escrow when the buyer’s lender requires repairs the appraisal didn’t flag, or the appraisal comes in short, or financing falls through at the last minute. The process restarts from zero, and the seller has lost 6–8 weeks and often paid for inspections that went nowhere.
Osborne Homes is a direct buyer, not a wholesaler, not an agent, not a middleman. We purchase with our own cash. Our offer is presented in writing after the walkthrough and is based on the property’s condition and disclosures at the time of the visit. We do not change terms after the fact unless significant undisclosed issues are discovered. You’ll understand every detail – how we calculated the offer, what the timeline looks like, and what happens at closing – before you make any decision.
The sellers below came to us in different situations – each with a different type of problem and a different level of urgency. What they had in common: a property that the traditional market wasn’t set up to handle.
We have local representatives across California – from Redding to San Diego, the Bay Area to the Inland Empire. Every offer is made by someone who knows your local market, not a national algorithm using comparable sales from three counties away.
No repairs. No fees. No commissions. Choose your closing date – in as little as 7 days, or later if you need time to prepare. Get your written cash offer today.