As-Is Home Buyer - San Joaquin County

Selling to us takes three steps, and you decide how fast each one goes. Nothing about it needs a listing sign, an open house or a stack of repair bills.

Step one: tell us about the house

Fill out the form on this page or call (323) 622-6021. Give us the address, a quick description of the condition and what you hope to do. We contact you within 24 hours.

Step two: hear our cash offer

We make a fair, no-obligation cash offer for your San Joaquin County house. You can get it in writing or hear it over the phone. If you want to meet in person to talk it through, we can do that too.

Step three: pick your closing date

If you accept, we can close in as little as 7 days. If you need more time to pack, to find a new place or to sort out family matters, you tell us the date that fits and we work with it. A title company handles the closing.

A house does not have to be in good shape for us to buy it. We would rather you skip the repair money and sell the house the way it is today.

Wear, damage and unfinished work

We buy houses with structural damage, old roofs, failing systems and worn interiors. We also buy houses where a remodel stopped halfway and the rooms were never finished.

Houses full of belongings

If the house is crowded with furniture, boxes or years of stored items, tell us. A hoarder home is one of the conditions we buy, and you do not need to empty it before we make an offer.

Houses that need major repairs

Big repairs can scare off buyers. We do not ask you to fix them first. We look at the house as it is and make our offer from there.

One thing to tell us early

Mention anything you already know is wrong, like a leak, a cracked foundation or a code notice. It helps us make an offer that is straight with you from the start.

People sell for many reasons, and most of them are stressful. We built our process for that. You do not need to explain every detail before we can talk.

Money problems and late payments

If you are behind on the mortgage, facing foreclosure or short on cash, selling can be one way to move forward. We buy houses from owners in financial struggles and from owners with low equity.

Divorce, relocation and family changes

A divorce or a move for work often means the house has to go on a deadline. We can work around your timeline, and we close when you are ready, with as little as 7 days if you need speed.

Tenants and rental problems

Bad tenants can turn a rental into a headache. We buy houses with tenant trouble, and we also buy houses with code violations and other issues that make a normal sale hard.

You will not pay fees or commissions of any kind when you sell to us. There is no listing agent to pay and no repair bill to cover before the sale.

No commissions, no repair bills

Selling through an agent usually means paying a commission and getting the house ready for showings. Selling to us skips both. We buy as is, and we are the buyer, so no agent is in the middle.

We do the work

From the paperwork to the legal details, we handle it. A title company closes the sale for us, and we point you to what you need to sign and when. You are not expected to run the process yourself.

Questions to ask before you sign anything

Ask us to explain any line you do not understand. Ask when you will get paid and how. A straight buyer will answer plainly, and you can always call (323) 622-6021 and ask again.

A cash offer and a listing are different ways to sell, and neither one is right for every person. Here is how to think about the choice.

What a listing asks of you

A listing usually means repairs, cleaning and showings, and you then wait for a buyer. If the house needs work or the calendar is tight, that can be hard to carry.

What a cash sale asks of you

With us, you fill out a form or make a call. You hear an offer, think it over and decide. If you say yes, you pick the closing date. You do not have to prepare the house for buyers walking through it.

Take your time with the decision

The offer is free and you are under no obligation to take it. Get the number, compare it with your other choices, and decide when you are ready. We do not push.

Our San Joaquin County pages cover Stockton, Tracy, Manteca, Lodi and Ripon. Each page speaks to sellers in that city, and each one leads to the same simple process.

Pick the page for your city

Use the Service Area cards on this page, or the city names in the menu at the top. If your house is in a different part of the county, you can still call or send the form and tell us the address.

Call or send the form

Call (323) 622-6021 or fill out the form on any page. You can also write to [email protected]. When you call or send the form, we contact you within 24 hours, and the offer is free.

What to have ready

You only need the address and a few lines about the house. Tell us what you want to happen and when. We take it from there, and you decide at every step.

Which San Joaquin County cities do you buy houses in?

We buy houses in Stockton, Tracy, Manteca, Lodi and Ripon, and each city has its own page on this site. If your house is somewhere else in San Joaquin County, call (323) 622-6021 or send the form and tell us where it is. We will let you know if we can help.

Where is the deed recorded when a San Joaquin County house sells?

A deed is recorded in the county where the house is located, so a sale anywhere in San Joaquin County goes through the county Assessor-Recorder-County Clerk, whose Recorder office is in Stockton. The county also requires a Preliminary Change of Ownership Report when a recorded document changes who owns the house. A title company handles our closings, and the filing is part of the paperwork we take care of.

When are San Joaquin County house tax bills due?

The County Tax Collector says the first installment is due November 1 and turns delinquent after December 10, with a 10% penalty. The second is due February 1 and turns delinquent after April 10, with a 10% penalty plus a $10 cost. When a date falls on a weekend or holiday, paying by 5:00 p.m. the next business day avoids the penalty. Ask the Tax Collector what you still owe, and tell us when you call.

Do I pay commissions or fees when I sell to you?

No. You will not pay fees or commissions of any kind, and you do not need a real estate agent. We close through a title company, and we handle the paperwork and the legal details so you are not left to figure them out alone.

Is the cash offer really free, and do I have to take it?

The offer is free and you are under no obligation to accept it. You can get it in writing, or we can give it to you over the phone. If the number does not work for you, tell us no. Nobody will pressure you to decide.

I inherited a house in San Joaquin County. Does Proposition 19 change my tax bill?

It can. Under Proposition 19, a child avoids reassessment of a parent's house only when it was the parent's principal residence and becomes the child's principal residence. The child also has to apply for the homeowners' exemption, and the state Board of Equalization ties that to a one-year deadline. We are not tax advisers, so check with the County Assessor or a tax professional about your own bill.

You may have a worry or two about selling. Here are some of them, answered plainly.

Will you really buy my house as is?

Yes. We buy houses in any condition, and we say so up front. If the house needs a new roof, new floors or a full remodel, that is the condition we are buying. We do not ask you to fix it first.

What if I am not ready to sell?

You can ask for the offer and just think about it. The offer is free and you are under no obligation. You can call, hear a number and wait. Nobody will chase you or pressure you into a decision.

What if I take the offer and my plans change?

Talk to us before you accept anything. We would rather hear about a change in plans early. Read every document you sign, and ask us to explain any part you do not follow. You can also ask your own attorney to look at the paperwork.

Will I have to deal with a lot of people?

No. You talk with us. A title company handles the closing, and we handle the rest of the paperwork. You do not coordinate agents, inspectors and contractors, because none of them are needed for a sale to us.

Is there a charge for calling?

No charge. Call (323) 622-6021 or send the form and we contact you within 24 hours. The offer costs you nothing.

What to do if you are still unsure

Write down the questions you have, then call (323) 622-6021 and ask them. There is no cost to talk, and you will know more about your choices when the call ends than when it started.

We buy houses in these San Joaquin County cities: Stockton, Tracy, Manteca, Lodi and Ripon.