Selling an Inherited House Without a Realtor in California: Step-by-Step Guide

Step 1: Confirm Legal Authority to Sell

Before listing, ensure you have the right to sell:
✅ If there’s a will:

• Executor named in the will must file probate
• Court issues "Letters Testamentary" (takes 30–90 days)

✅ If no will (intestate):

• Heirs must petition court for administrator rights
• Small estates (<$184,500) may use affidavit

✅ If in a trust:

• Trustee can sell without court approval

Tip: A probate attorney can expedite this step ($2,500–$5,000).

Step 2: Prepare the Property

Minimal Work Option (For Cash Buyers)

• Secure the home (change locks)
• Remove valuables/personal items
• Cancel utilities and insurance

Full Prep Option (For FSBO Listing)

• Deep clean and declutter
• Make minor repairs (leaks, broken windows)
• Hire professional photographer ($150–$300)

Step 3: Price the Home Correctly

Get 3 Valuations:

1. Cash buyer offer (70–85% of market value)
2. CMA from flat-fee MLS service ($300–$500)
3. Appraisal ($400–$600)

Pricing Tip:

• Subtract 5–6% (buyer’s agent commission if FSBO)
• Deduct repair costs (if not selling as-is)

Step 4: Choose Your Selling Method

Step 5: Handle Legal Requirements

Required California Disclosures:

• Transfer Disclosure Statement (TDS)
• Natural Hazard Disclosure Report ($100–$150)
• Lead Paint Disclosure (homes built before 1978)

Note: Cash buyers often handle disclosures for you.

Step 6: Negotiate & Close

With Cash Buyers:

• Offer is fixed (no negotiations)
• Title company handles paperwork
• Close in as few as 7 days

With Private Buyers:

• Hire real estate attorney ($1,500–$3,000)
• Review purchase contracts carefully
• Expect 30–45 days to close

Why Selling to a Cash Buyer Simplifies the Process

For inherited homes, companies like Semi Homes help by:
✅ Bypassing probate delays (we work with executors)
✅ Buying as-is (no cleaning/repairs)
✅ Closing in days (vs. months with FSBO)
✅ Paying all fees (no hidden costs)

Frequently Asked Questions

Do I have to pay taxes on an inherited home sale?

Only if sold for more than the stepped-up basis (value at death). California has no inheritance tax.

Can I sell if other heirs disagree?

No—all heirs must consent, or you’ll need a court order (partition action).

What if the house has a mortgage?

The loan must be paid at sale. Cash buyers cover this from proceeds.

How do I avoid scams when selling FSBO?

• Require proof of funds from buyers
• Use a title company for all transactions
• Never sign anything without attorney review

Can Semi Homes buy before probate ends?

Yes—we can make an offer contingent on court approval and close immediately after.

Need to Sell an Inherited House Fast?

If you’re dealing with:

• Probate delays
• Mortgage payments
• Vacant property risks
• Family disagreements

Semi Homes offers:

• Same-day cash offers
• No-obligation consultations
• Probate sale expertise
• Flexible closing timelines

Get your free offer today—no repairs, no commissions, no stress.