Is selling ‘as-is’ to an off-market investor really my best option? NO.

I closed a transaction last week where I helped my clients net an additional $80,000. Engaging a Realtor can bring a ton of value in situations like this. 

I was connected to the administrator of a probate estate by his attorney, who found me while searching online for a Sacramento probate specialist. 

The situation with this property was challenging and the seller was overwhelmed. The home had been owned by a woman who struggled with hoarding. After her passing, the property sat vacant for over a year. During that time, it was broken into, and suffered significant damage from a plumbing leak. Utilities were shut off. The interior and exterior were filled with excessive debris. Landscaping was overgrown. It was overwhelming. 

Enter the off-market investors. Several approached the seller, offering quick, “as-is” solutions. The highest offer was around $215,000. They positioned themselves as the easy path. No cleanup. No repairs. No Realtors to pay. Just sign and be done. 

Friends: these investors are trying to buy at a steep discount…and they know many sellers in these situations feel stressed, uncertain, and just want relief. After paying off the mortgage and liens, the estate would have netted very little money. Barely enough to cover the cost of the probate itself, with a trivial amount left for the heirs of the estate. The seller was paralyzed by what to do next and tempted to take it. Thankfully I got involved and we went to work. 

The estate had no funds to prepare the property for sale, so I leveraged my network of tradespeople to make it happen with no upfront cost and the expenses billed to escrow: 

• Coordinated a full property trash-out 
• Secured the home and addressed access concerns, including boarding up gaps in the fence
• Arranged exterior vegetation cleanup 
• Got an up-front pest inspection to provide with disclosures 

Then we took professional photos and brought the home to market at $295,000. 

The response was incredible! More than 20 offers. Final sales price that closed last week: $320,000. 

That’s roughly $80,000 more net to the estate after mortgage loan and lien payoffs, and the other costs of preparation and sale than the highest off-market investor offer and a dramatically better outcome for the estate. All because they trusted me to smooth out the rough edges of the situation and take their overwhelm away. This is the difference between taking the “easy” offer versus having the right representation working on your behalf who knows how to get things done. 

Having an experienced Realtor on your side DOES NOT add complexity! We create opportunity, connect the right people to help with strategic repairs or improvements, we protect equity, and make sure sellers fully understand their options. 

Let me tell you… $80,000 makes a tremendous difference in someone’s life. I’m so happy for this family and I’m also relieved to bring a positive conclusion for them to this experience. So when people ask me if selling ‘as-is’ to an off-market investor really my best option? The answer is NO.

New Listing - 6830 Calvine Road, Sacramento, CA 95823

Impeccable residence located in The Village, a sought-after Planned Unit Development. This well-maintained 3 bedroom, 2.5 bathroom, 1442sf home combines updated and stylish finishes, a low-maintenance lifestyle, and the convenience of a prime Sacramento location. Tucked away inside the community, you will enjoy the private setting this end unit offers. Step inside and immediately appreciate the light and bright floor plan and freshly painted interior. You will love the tile flooring throughout the downstairs and brand new carpet upstairs. Spacious living room has a fireplace, and overlooks a low-maintenance patio yard. The recently updated gourmet kitchen has white cabinets, new countertops, new sink and faucet. Adjacent dining room. Whether you're preparing a meal or hosting friends and family, the ample counter space and features make it an ideal space for both cooking and entertaining. Upstairs find a huge primary suite with lots of closet space and updated ensuite bathroom. Two additional large hallway bedrooms, and an updated hallway bathroom with lots of storage. Attached 2-car garage. Brand new HVAC installed 2026. Community amenities include a great swimming pool and lots of guest parking. Dues $615/mo. Conveniently located close to light rail, Cosumnes River College, shopping, K-12 schools, parks, and highway access, this home offers something for everyone. Don't wait! Offered at $319,950. For more photos and detail, please visit 6830 Calvine Road, Sacramento, CA 95825.

New Listing - 5259 Dredger Way, Orangevale, CA 95662

This impeccable 3 bedroom, 2 bathroom, 1,558sf single-story Orangevale home offers something for everyone! You will love the spacious, light and bright layout with a freshly painted interior and laminate floors. Enter into the foyer. To your left you will find a large formal dining room, while straight ahead you will find a formal living room with vaulted ceilings and cozy fireplace overlook the backyard. The cute updated kitchen is the perfect set-up for gourmet cooking, featuring wood cabinets, a gas oven, corian countertops, a large pantry closet, and kitchen nook area that also overlooks the yard. The primary suite offers a spacious retreat, complete with a large walk-in closet. The ensuite primary bathroom has been updated with a step-in stall shower. Hallway bedrooms are spacious and the updated hallway bathroom is tastefully appointed with a tub/shower combo and newer vanity with a granite countertop. Outside the backyard offers a large covered patio space, which is the perfect place to enjoy coffee and conversation, or for al fresco dining while entertaining guests on a crisp evening. Huge 0.25ac quarter acre backyard has lots of sunny space to garden or play, or to accommodate your future swimming pool. Wide side yard and double gate provide for potential RV access for all your toys. Brand new composition roof installed in February 2026, clear section 1 pest report. 2-car garage. All this is located a in very close proximity to the American River Parkway via the Winding Oak Trail Access or Main Avenue Trailhead to the Mississippi Bar Recreation area. Also very convenient access to other parks, Lake Natoma, K-12 schools, and shopping. Don't wait! Offered at $599,900. For more photos, a video tour, and a 3D virtual tour, please visit 5259 Dredger Way, Orangevale, CA 95662.

New Listing - 715 Downing Circle, Lincoln, CA 95648

Stunning 3 bedroom, 2 bathroom, 1,835sf Lincoln home! You will love this this single-story gem with freshly painted interior, light and bright interior with tile and laminate flooring throughout. The layout is designed for flexibility. Off the entry sits a large living room room which is the perfect flex space ready to serve as a home office, a game room, or a even a possible 4th bedroom. The open kitchen is the perfect place to host a dinner party and features granite countertops, a breakfast bar, stainless steel appliances, and an ample pantry. The adjacent living room overlooks the backyard and has a cozy fireplace and integrated surround-sound wiring. Retreat to a primary suite, complete with a large walk-in closet and a ensuite bathroom featuring dual sinks, a soaking tub, and a separate shower. Large hallway bedrooms and a remodeled hallway bathroom. The backyard has lots of sunny space to garden and play, and is the perfect place to enjoy morning coffee or al fresco dining on the lovely covered patio. With a Section 1 and 2 pest clearance and several inspections already completed, this home is ready for its next chapter. Enjoy the community's premier amenities and top-rated local schools. This isn't just a house; it's the lifestyle upgrade you've been waiting for. Enjoy access to Lincoln Crossing HOA amenities which include access to numerous swimming pools, steam room and jacuzzi, recreation room, high speed internet, clubhouse, gym, and sports courts. Close proximity to Machado Park, shopping, award-winning K-12 schools, restaurants, and more. Don't wait! Offered at $550,000. Trust sale. For more photos, detail, and a 3D virtual tour please visit 715 Downing Circle, Lincoln, CA 95648.

Taxes When Selling an Inherited House in Greater Sacramento, California...

Inheriting a home can come with a lot of emotions and a lot of questions, especially as you try to piece together the puzzle of someone's financial affairs. One of the most common questions I tend to get asked when people inherit property in greater Sacramento is: “What are the tax implications if we sell the house?” or "Will we owe capital gains tax on the sale of this home?" The good news is that, in many cases, selling an inherited home in California may result in less tax than people expect because of something called a stepped-up basis. 

When someone inherits a home or become the administrator of an estate, the tax basis of the property typically adjusts to the fair market value at the date of the original owner’s death. This means that if the home was purchased decades ago for a much lower price, the heir does not inherit that original purchase price for tax purposes. Instead, the basis is “stepped up” to the value at the time of inheritance. (Side note: you may need a "date of death appraisal") 

For example, suppose a Carmichael home that was originally purchased in the 1970s for $80,000 but was worth $650,000 when the owner passed away. If the heirs later sell the home for around $650,000, there may be little to no capital gains tax owed, because the sale price is close to the stepped-up value. 

Of course, every situation is different. If significant time passes between inheriting the property and selling it and the home increases in value during that time, then capital gains could apply to the increase that occurs after inheritance. In addition, heirs should also consider property tax issues, especially if the property is kept as a rental or transferred between family members under California’s property tax rules.

Another important factor is how the property was held. Many Sacramento homes pass through living trusts, which often allows families to sell the property without going through probate. Others may require a probate process before the home can be sold. The tax implications can vary slightly depending on the structure of the estate and how the sale is handled. 

Because tax rules can be complex, I always advise you speak with a CPA or other qualified tax professional before selling an inherited home. They can review the estate details, establish the correct stepped-up basis, and help ensure everything is reported properly. 

If you’ve inherited a home and and are trying to decide what to do next, you’re not alone. Many families find themselves balancing legal, financial, and emotional considerations all at once. Having a clear understanding of the tax side of the transaction is one of the first steps toward making the right decision for your situation. I welcome your call to talk through different scenarios to the extent I can be helpful or connect you with an attorney or CPA to assist you. And if you would like some guidance relative to selling via a trust estate or probate estate, here is a link to some common Q&A's I encounter from clients and tips for some practical steps.

New Listing - 2318 Pamela Lane, Sacramento, CA 95825

Opportunity awaits...this 3 bedroom, 2 bathroom, 1,146sf Arden area fixer is the perfect blank canvas for your renovation. Enter to find a large great room. Galley kitchen has a spacious dining area. Large hallway bedrooms. Primary suite has ensuite bathroom. Attached garage. Huge backyard and shed! The possibilities are endless. Close proximity to public transportation, Howe Park, shopping, restaurants, schools, and more. Don't wait! Offered at $295,000. For more information and photos please visit 2318 Pamela Lane, Sacramento, CA 95825.

New Listing - 706 Wagon Trail Way, Rocklin, CA 95765

Welcome to Whitney Ranch! This stylish 4 bedroom + loft, 3 bathroom, 2561sf (per assessor) home offers lots of functional light-filled space. You will love the laminate flooring and brand new carpet. Designed for modern living, the open layout and kitchen features a pantry and lots of storage space, breakfast bar island seating, granite counters, and flows seamlessly into the dining area and spacious family room. You will also appreciate the downstairs bedroom and full bathroom. Upstairs, find a large loft which is the perfect spot for a home office or another living area. The spacious primary suite includes an ensuite bathroom with a dual sink vanity, soaking tub, stall shower, and TWO walk-in closets. Two additional upstairs bedrooms share a convenient hallway bathroom, while the upstairs laundry room adds a sink and extra storage capacity. Step outside to enjoy a lovely backyard with a covered "California Room" with ceiling fan, a charming flagstone patio with a gas-plumbed fire pit, and lots of sunny space to garden, relax, or to entertain. Owned rooftop solar offsets your energy bills! Part of the Whitney Ranch Community Association offering amazing amenities all for just $82/month in association dues! With proximity to The Whitney Ranch House and its resort pool, clubhouse and more, Whitney High School and other award-winning schools, numerous restaurants and shops around the corner, numerous parks and scenic trails, this home combines comfort, convenience, and lifestyle in one perfect package. Don't wait! Offered at $749,900. For more photos, a Virtual Video Home and Neighborhood Tour, and a 3D Virtual Walkthrough, please visit 706 Wagon Trail Way, Rocklin, CA 95765.

Handling a Probate or Trust Estate? Why the homeowners insurance policy is one of the first things you should find...

In the last month, I’ve had the same conversation twice with two different people, handling two different probate estates under similar circumstances. 

Both sellers had been named the administrator of a loved one’s Sacramento area probate estate. In both cases, the death of their loved one (the property owner) had occurred more than a year ago and they had delayed filing for probate. And when I asked questions about the property and status of the homeowners insurance policy, both of them admitted that they did not know if there was a homeowners insurance policy for the property. And in each of these cases, the policy coverage had lapsed.

Yikes! That’s a big hairy detail that just CAN NOT be overlooked. 

When someone passes away, often grief, family dynamics, and sheer overwhelm take over. Filing for probate is often not top of mind. And it’s emotionally very daunting to sift through your loved one’s finances, documents, and personal property, but I can’t emphasize enough how important it is…and checking for a homeowners insurance policy on any real estate that person owned is one of the most critical boxes to check. 

Here’s the reality: if a property is uninsured and something happens like a broken pipe, a break-in, vandalism, a fire, etc…the estate could suffer a massive and catastrophic financial loss. A house or other real property is probably going to be the highest-value financial asset of a probate estate. And if it’s uninsured, and there’s a loss, there is no do-over. There is no retroactive insurance coverage if policy coverage has lapsed. 

When someone passes away, the first thing I suggest is look for any and all documentation for existing mortgages and insurance. Contact the insurance agent immediately. You should ask if an existing homeowners policy automatically remains valid after the owner’s death. Some policies may require the insurer to be notified of the death or a change in occupancy status. Vacant homes often need special endorsements or entirely different policies. If the insurance company isn’t informed, a claim could be denied when you need it most. 

And if the policy renewal notice comes and goes without being paid, that will likely result in a lapse in coverage. Don’t let that happen. 

This is why early in these conversations I try to slow things down and ask very direct questions: Is there an active insurance policy? Who is the carrier? When was the last premium paid? Has the insurance company been notified of the death?

If no one knows the answers, that’s the signal to stop and investigate as soon as possible. Please make one of your first priorities protecting the estate's assets. Making sure there is an active, appropriate homeowners insurance policy in place is one of the simplest steps and one of the most important.