California cash home buyers
Probate is paperwork enough without adding showings, repairs, and months on the market. We buy houses in probate for cash and close when the estate is ready.
The process
Three simple steps. No pressure, ever.
Address and a few details about your situation. Takes 60 seconds.
A fair, no-obligation cash offer within 24 hours.
Close in as little as 7 days — or on your timeline.
Your situation
When a loved one passes away, the house often cannot be sold the usual way until the estate moves through probate in a California court. Meanwhile the property still needs insurance, tax payments, yard care, and someone watching over it. Listing with an agent on top of that — cleanouts, repairs, showings, and a buyer whose financing can fall through — is more than most families want to carry.
Wise Revival, founded by Alberto Molina and Kyle Sowell, buys houses in probate for cash, as-is, anywhere in California. We can make an offer early and close once the estate has the authority to sell, on a timeline that fits the court process — not the other way around.
How we handle it
Start with a conversation. Tell us where the estate stands: whether a will exists, whether an executor or administrator has been appointed, and what the court timeline looks like. We give you a fair cash offer within 24 hours so the estate knows the real number, and we are patient — if closing has to wait for the court, the offer process still costs you nothing and creates no obligation.
We buy the house exactly as it sits. The estate does not need to repair, clean, or empty it, and there are no agent commissions or fees from us eating into what the heirs receive. One clean closing, and the estate can distribute the proceeds instead of managing a property.
Situations we see every week
If you have been appointed to handle the estate, we keep the sale simple, documented, and on your timeline.
California estates are administered in superior court; once the personal representative has authority under the letters, the sale path depends on whether that authority is full or limited.
The whole sale can be handled remotely — no repeated trips back to California.
An empty house still costs money every month. Cash closes the chapter faster.
Estates rarely want to fund a renovation. We buy as-is, no repairs needed.
A single clean cash sale is often simpler to divide than a property everyone co-owns.
California information
California estates are administered in the superior court of the county where the decedent lived. The court appoints a personal representative, and the authority in the letters controls what a sale requires: with FULL authority under the Independent Administration of Estates Act (Probate Code §§ 10400 et seq.), the representative may sell real property without court confirmation, following the Notice of Proposed Action procedure (§§ 10580 et seq.); with LIMITED authority, a real-property sale requires court confirmation (§§ 10300 et seq.). So the first question on any inherited California house is which authority the letters grant — nobody should tell you 'you can just sell it' before that is known. We work with representatives and heirs under either authority, as-is, without repairs or cleanout.
Three smaller procedures are often confused with selling a house, and their figures are paired with the death date because the law changed on April 1, 2025. For deaths on or after April 1, 2025, California's small-estate affidavit (Probate Code § 13100) can be used to collect a decedent's personal property when the estate's gross value, calculated under that section, does not exceed $208,850. For deaths on or after April 1, 2025, successors may petition the court under Probate Code § 13151 to transfer a decedent's primary residence valued at up to $750,000 without opening a full probate administration. For deaths on or after April 1, 2025, the affidavit procedure for real property of small value (Probate Code § 13200) is available when the decedent's California real property does not exceed $69,625 in gross value. Note what each one is: the § 13100 affidavit collects personal property only and cannot transfer a house; the § 13151 route is a court petition with appraisal and a hearing, and title passes by the court's order; the § 13200 affidavit cannot be filed until six months after death. A house also passes outside probate by joint tenancy, community property with right of survivorship, a recorded revocable transfer-on-death deed (Probate Code §§ 5600 et seq.), or a living trust — each with its own recording or affidavit paperwork.
This page provides general information about California law for educational purposes only. It is not legal advice, and it does not create an attorney-client relationship. Laws and deadlines change, and your situation may be different. Before you sign anything or rely on any date or figure shown here, consult a licensed California attorney or a HUD-approved housing counselor about your specific circumstances.
The Wise Revival standard
The rules we never break.
Get started
Free, no obligation. We reply within 24 hours.
Good to know
Generally, the executor named in the will or the court-appointed administrator is the person with authority to sell estate property, once the court has granted that authority. The details depend on the estate — a California probate attorney can confirm who can sign.
Yes. We can review the property and make a fair cash offer while the estate is still in process, then close once the authority to sell is in place. There is no cost or obligation.
Not to sell to us. We buy as-is and handle the cleanout after closing, so the estate does not spend money getting the house market-ready.
The court process sets the pace, not the buyer. Once the estate can legally sell, we can close in as little as 7 days — or on a later date you choose.
No. We charge no fees and no commissions, and the offer we make is the offer we honor at closing — no renegotiation.
WISE REVIVAL