Clear options for complicated properties
When a house comes with family complications, court paperwork or unpaid taxes, you need someone who explains your options clearly. We help LA County heirs and homeowners find a way forward: selling a share, selling the whole property, or getting ahead of a tax problem.
- Buy inherited shares and interests directly
- Probate and small-estate sales, as-is
- Help before an LA County tax auction, and with excess proceeds after
Get your options
Confidential · No obligation · Takes 30 secondsTell us what’s going on and we’ll walk you through your options.
Get My Options →Which situation are you in?
Pick the one that fits. Each guide explains your options in plain English, including ones that don’t involve us.
You inherited part of a house
Sell just your share, without forcing a sale of the whole home.
Read the guide →A co-owner won’t sell
Buyouts, share sales and partition alternatives, explained.
Read the guide →Probate or settling an estate
We work alongside your attorney before, during or after probate.
Read the guide →Small estate affidavit
See whether a simpler process than full probate may apply.
Read the guide →Behind on property taxes
Understand tax default, the timeline, and your options.
Read the guide →Tax auction date is set
Act before the redemption deadline to protect your equity.
Read the guide →(real photo goes here)
“The families I meet aren’t looking for a flashy cash offer. They’re stuck: a house split between relatives, a probate case that won’t move, a tax bill nobody knew about. My job is to explain your options honestly. Sometimes that means buying, and sometimes it means pointing you somewhere else.”
Three simple steps, at your pace
No pressure, no fake deadlines. You can involve your attorney at every step.
Tell us your situation
Share the address and what’s going on. It’s confidential, with no obligation.
Get clear options
We review title, tax status and ownership, then explain every choice, including ones that don’t involve us.
Choose your path
If selling fits, you get a written offer and close through a neutral escrow on your timeline.
A specialist for the complicated ones
- Niche focus. Inherited shares, probate and tax defaults are our specialty, not an afterthought.
- Local to LA County. We know how county tax sales, probate and recording work here.
- Straight answers. If another option serves you better, we’ll tell you.
- We work with your professionals, including attorneys, executors, trustees and tax advisors.
- Respect for the family, especially during grief or conflict.
Serving all of Los Angeles County
Frequently asked questions
Can I sell my share of an inherited house if my siblings don’t want to sell?
Often, yes. An heir can usually sell or assign their own ownership interest without selling the entire property. Details depend on how title is held and where the estate stands, so we recommend confirming with an attorney.
Do I have to wait until probate is finished to sell?
Not always. Homes can sometimes be sold during probate with the court’s or administrator’s authority, and some smaller estates may qualify for simplified procedures. Your probate attorney can confirm.
What is a small estate affidavit, and can it help me?
California allows certain smaller estates to transfer property through simplified procedures instead of full probate. Eligibility depends on value and other rules that change over time. Ask an attorney.
What happens if property taxes stay unpaid in LA County?
Penalties and interest add up, and after a period of default the county can sell the property at a tax auction. Acting early means more options. Confirm your status with the LA County Treasurer and Tax Collector.
What are excess proceeds, and can I claim them?
If a tax-defaulted property sells at auction for more than what was owed, former owners or other parties of interest may be able to claim the extra within a deadline. You can file with the county yourself.
Let’s find the right path for your property
Talk it through with someone local. Confidential, no pressure.
Get My Free, Confidential ReviewCall (619) 996-0830