Sell My House Fast San Jose CA — Your Questions Answered

Submit your property address at peachtreehomes.org or call us at (408) 549-7183. Our team reviews your San Jose property and contacts you within 24 hours with a fair all-cash offer. Once you accept, we can close in as little as 7 days — with zero fees, zero commissions, and no repairs required. There is no obligation to accept at any point. For the full walkthrough, see our guide on how to sell your house fast in San Jose, or exactly how our process works.

From your first contact to cash in hand, the process typically takes 7–21 days depending on your preferred closing date. Here's the general timeline: Day 1 — you submit your address. Day 1–2 — we review and present your offer. Day 3–5 — you accept and we open title. Day 7+ — closing. We can move faster or slower based on what works best for you.

After you submit your San Jose property address, our team researches recent comparable sales in your area, evaluates your property's current condition, and puts together a fair all-cash offer. We'll reach out within 24 hours by phone to walk you through the offer, answer any questions, and let you decide completely on your own timeline. There's no pressure and no obligation.

Yes, you'll need to sign closing documents — but we make this as convenient as possible. Closings are handled at a reputable local title company in San Jose. In some cases, documents can be notarized remotely or via mobile notary if you've relocated. We'll coordinate everything so closing is as smooth and easy as possible for you.

Far less than a traditional sale. To close, you'll generally need a government-issued photo ID and, if there's a loan, your most recent mortgage statement so the title company can request a payoff. The title company handles the title search, deed preparation, and lien checks. If the property is inherited, in a trust, or tied to a divorce, there may be a few extra documents (like letters testamentary or a settlement agreement) — we and the title company will tell you exactly what's needed for your situation and help you gather it. You don't need inspection reports, disclosures packages, or repair receipts.

We calculate your offer based on four factors: (1) your home's current market value in its present as-is condition, (2) recent comparable sales in your specific San Jose neighborhood, (3) the estimated cost and scope of any repairs or updates needed, and (4) our target investment margin. We walk you through every number in full detail — we believe complete transparency builds trust, and we want you to understand exactly how we arrived at your offer. See each step, start to finish, on our how-it-works page.

Cash offers are typically below retail market value — we're honest about that. But when you factor in what you save, many sellers net more with us. A traditional San Jose home sale involves 5–6% agent commissions, 2–3% closing costs, repair expenses averaging $10,000–$50,000, and 60–90+ days of holding costs (mortgage, insurance, taxes — which add up quickly on a Bay Area home). Our offer accounts for all of that. Many sellers find our net payout is competitive — especially when speed, certainty, and zero stress are factored in.

Yes. Our initial offer is based on the best information available to us at the time. If you have information about recent neighborhood sales, planned renovations, or other factors we should consider, we're happy to review. We want every seller to feel the offer is fair, and we'd rather talk through concerns than lose a deal over a misunderstanding.

Absolutely not. Our offer is 100% free with zero obligation. We present it, you decide — on your own timeline, without any pressure. There are no upfront contracts, no commitments, and no strings attached. You can decline the offer or simply not respond, and that's completely fine. We hope our offer makes sense for you, but we respect that it's entirely your decision.

Zero. When you sell your San Jose home to Peachtree Homes, there are no real estate agent commissions, no service fees, and no out-of-pocket closing costs — period. The cash offer we present is the exact dollar amount you receive at the closing table. We pay 100% of all title fees, transfer taxes, recording fees, and closing costs ourselves.

Having an existing mortgage is completely normal and causes no issues. Your outstanding mortgage balance is paid off directly from the sale proceeds at closing, exactly like any traditional home sale. You receive the difference between the sale price and your mortgage payoff — and you pay zero fees from that amount.

We regularly work with San Jose homeowners who are behind on mortgage payments or have delinquent property taxes. Outstanding taxes and liens are typically paid off at closing from the proceeds. If you're significantly underwater — meaning you owe more than the home is worth — call us directly at (408) 549-7183 to discuss your specific situation and potential options including short sales. If a recorded tax lien is the issue, see our tax-lien home-sale page; if a foreclosure notice is involved, start with how to stop foreclosure.

You're paid at closing, through the title company — never before, and never in a way that asks for money from you first. Once the final documents are signed and recorded, the title company disburses your proceeds by wire transfer or cashier's check, whichever you prefer. If there's a mortgage or lien, it's paid off from the sale at that same closing and you receive the remaining balance. There are no fees deducted from your side — the amount on your settlement statement is what you walk away with.

No — not a single one. We buy homes in San Jose & across the Bay Area completely as-is. Whether your home has mold, water damage, fire damage, foundation problems, roof issues, outdated systems, code violations, or years of deferred maintenance, we'll buy it. You don't need to clean the house, remove belongings, paint a wall, or fix anything at all. We take the property exactly as it stands. Learn more on our sell-as-is page, or read what buyers actually deduct on an as-is sale.

We purchase all types of residential real estate including: single-family homes, condos, townhomes, duplexes and small multi-family buildings, mobile homes and manufactured homes, and vacant lots or land. We buy regardless of condition — distressed, inherited, vacant, occupied, or in need of major renovation. If it's residential real estate in the San Jose Metro area, we want to make an offer.

Yes. Hoarder homes, fire-damaged properties, mold-infested houses, and severely distressed properties are properties we are specifically equipped to purchase. We've bought them all. You don't need to remove any belongings, clean anything, or feel embarrassed about the condition. We've seen every situation imaginable, and we approach every home with zero judgment. See real before-and-after transformations of homes in exactly this condition.

Yes — and time is critical. If you've received a foreclosure notice or are behind on payments, call us immediately at (408) 549-7183. In most cases we can close fast enough to stop the foreclosure before the auction date. Every day counts in a foreclosure situation, so please don't wait to reach out. We've helped many Bay Area families stop foreclosure and walk away with cash. More on our foreclosure home-sale page and the California foreclosure timeline.

Yes, we regularly purchase inherited properties in San Jose. Inherited homes often come with complications — probate, multiple heirs, deferred maintenance, or tenant situations — and we're experienced in navigating all of them. If the estate is still in probate, we can begin the process and coordinate the timing around the probate completion. Call us and we'll walk you through exactly what's possible for your specific situation. See our inherited property page or the step-by-step guide to selling an inherited house.

Usually, yes — and often by a lot. Since Proposition 19 took effect on February 16, 2021, an inherited home keeps your parents' low Proposition 13 assessment only if it qualifies for the parent-child exclusion. That requires the home to have been your parents' principal residence and to become an eligible child's principal residence within one year, and even then only a capped amount of value is protected — the factored base year value plus $1,044,586 for transfers between February 16, 2025 and February 15, 2027, per the California State Board of Equalization. If no heir moves in, the county reassesses at full market value as of the date of death. We break the whole thing down, with the math, in our guide to Prop 19 and your inherited San Jose home.

Under Prop 19, yes — at least one eligible child has to make the home their principal residence within one year of the transfer, and file for the homeowners' exemption (form BOE-266) within that same year to prove it. There is no extension for a slow probate or a house that needs work first. The separate parent-child claim, form BOE-19-P, must be filed within three years of the transfer or before the property is sold to a third party, whichever comes first. Confirm your dates with the Santa Clara County Assessor at (408) 299-5500, and see the full Prop 19 breakdown for what the new bill actually looks like either way. This is general information, not tax advice — check your situation with a California estate attorney or CPA.

Absolutely. We work with divorcing couples in San Jose regularly. Selling to a cash buyer eliminates one major point of conflict — there's no extended listing period, no showings to coordinate, and no deal falling through due to a buyer's financing. We can work with both parties separately if needed and coordinate the closing to fit your legal proceedings. A fast, clean sale often simplifies the divorce settlement considerably. For a full walkthrough of California community property, the automatic restraining orders that affect selling, and how proceeds are split, read our guide on selling a house during a divorce in San Jose.

Yes. Homes with squatters or unauthorized occupants are situations we're equipped to handle. Removing unauthorized occupants in California follows a specific legal process, and it can stall a traditional sale entirely because most retail buyers and their lenders won't touch an occupied property. We can purchase the home as-is and take on the occupancy situation ourselves after closing, so you don't have to navigate the removal process or wait months before you can sell. Call us at (408) 549-7183 to talk through the specifics of your property. More on our squatters & problem-occupant page.

Yes. Relocation is one of the most common reasons San Jose homeowners sell to us. When a job transfer or family move is on a deadline, waiting 60–90 days for a traditional sale often isn't realistic. We can close in as little as 7 days or on a date that lines up with your move, and closing documents can be handled remotely through the title company with a mobile or remote notary. If you need to leave before closing, we'll coordinate around your timeline — and in some cases a short leaseback lets you stay briefly after the sale. See our relocating home-sale page for how we close around a move.

Yes, and it's a situation we handle with care. Many downsizing and retiring homeowners have lived in the same San Jose home for decades, and the thought of repairs, staging, and a parade of showings is exhausting. We buy the home exactly as it is — you can leave behind anything you don't want to take — and we work on a flexible timeline so you're not rushed out. There are no fees or commissions, so the offer you accept is what you walk away with to fund your next chapter. More for empty-nesters and retirees on our downsizing page.

In most cases, yes. This is the half of Proposition 19 that gave something back. Since April 1, 2021, a homeowner who is at least 55 at the time of the sale can transfer the taxable value of their primary residence to a replacement primary residence, up to three times, instead of being reassessed at the new purchase price. The home you sell has to have been your principal residence and eligible for the homeowners’ or disabled veterans’ exemption, the replacement has to become your principal residence, and the two transactions have to be within two years of each other. If the replacement costs more, you keep the benefit and only the difference in market values is added to your transferred taxable value. Nothing is automatic — you file form BOE-19-B with the assessor of the county where the new home is. Our full guide to the Prop 19 over-55 transfer walks through the conditions, the math, and the deadlines.

No. Prop 19 allows the transfer anywhere in California, which was one of its biggest changes. Under the old Proposition 90 rules, an inter-county move only worked if the receiving county had chosen to accept transfers and only a handful ever did — which is why so many San Jose homeowners still believe they are locked into the county. Today you can move to Sacramento, San Diego, or anywhere else in the state and still claim it. It does not follow you out of California. The claim is filed with the assessor of the county where the replacement home is located, not the one you left — confirm your dates with the Santa Clara County Assessor at (408) 299-5500, and see the over-55 transfer guide for how the two-year window works. This is general information, not tax advice — check your situation with a California CPA.

Yes. We purchase rental properties in San Jose with tenants in place — you do not need to evict anyone or wait for leases to expire. We buy the property as-is with existing tenants and handle the situation ourselves after closing. This is an ideal solution for tired landlords who want to exit their investments quickly without the hassle of managing an eviction or waiting months for a lease to end. See our tired-landlord page and the landlord’s guide to selling with tenants.

Yes — this is one of the most common situations we see in San Jose’s older neighborhoods, and it is not a deal killer for us. Converted garages, enclosed patios, added bathrooms, and back-yard units built decades ago by a previous owner all come up regularly. Because we buy with cash, there is no lender deciding whether your unpermitted square footage counts and no appraisal that can sink the deal at underwriting — the way it often does on a traditional sale. We take the permit question on ourselves after closing, so you are not paying to legalize a house you are trying to leave. Our full guide to selling a San Jose house with unpermitted work walks through what it does to your price and what your options are.

No. There is no law requiring you to permit or remove the work before selling — but California Civil Code section 1102 does require you to disclose additions or alterations made without necessary permits that you know about, on the Transfer Disclosure Statement, and that duty is not waived by selling as-is. In other words, you can sell the house in any condition, but not in silence. Legalizing can be the best outcome when the work is close to code and you have the time and cash for plan check and inspections; for estates, out-of-area owners, and anyone on a deadline, it usually isn’t realistic. See the unpermitted work guide for the three options side by side, or our sell as-is page. This is general information, not legal advice — check your situation with a California real estate attorney.

Yes. A solar lease or power purchase agreement does not stop a sale, but it does have to be dealt with, because the solar company still owns the equipment and has usually recorded a UCC-1 fixture filing that shows up on the preliminary title report. On a traditional sale the buyer has to apply to the provider and be approved to assume the agreement, and their mortgage lender has to accept it too — two approvals you do not control. We buy with cash, so the lease becomes a term we work out with you and the provider rather than something an underwriter has to bless. Start by calling your provider for the transfer packet and the current buyout figure, and read our guide to selling a San Jose house with solar panels for how each arrangement behaves at closing.

Yes, though it changes who your realistic buyer is. A PACE assessment — sold locally under names like HERO, Ygrene and CaliforniaFIRST — is repaid through your Santa Clara County property tax bill and generally sits ahead of the mortgage in lien position. That is why Fannie Mae will not purchase a loan secured by a property carrying one with priority over the first mortgage, and why FHA stopped insuring mortgages on PACE-encumbered properties under HUD Mortgagee Letter 2017-18. In practice a financed buyer means the balance is paid off in full at closing out of your proceeds. Because we pay cash, those rules do not bind us and the balance becomes a negotiable term. It does not go away just because the program administrator did — the assessment keeps being collected on the tax bill. Full detail in our solar panels and PACE guide, and if you are also behind on the taxes themselves, see our tax-lien home-sale page.

Usually, yes. Under California Revenue and Taxation Code section 170, the Santa Clara County Assessor will reassess a property damaged by fire or another misfortune when the damage is $10,000 or more, it was not the owner’s fault, and the owner applies within 12 months of the damage. Taxes for the rest of the fiscal year are prorated at the lower, damaged value, and any overpayment is refunded. Contents such as furniture do not count toward the $10,000. If you rebuild in a like or similar manner, the Assessor states you keep your previous base year value, and if you sell, the reduction still applies to the months you owned the house after the fire, so it is worth filing either way. Our guide to selling a fire-damaged house in San Jose covers how this fits with the insurance claim.

Generally you keep the actual cash value payment, which is replacement cost minus depreciation, subject to your mortgage lender’s rights as a named mortgagee. The recoverable depreciation is different: under California Insurance Code section 2051.5, when a policy requires repair or replacement to collect full replacement cost, that difference is paid after the work is done, so on a partial loss it is often forfeited if you sell unrepaired. After a total loss, section 2051.5(c) says the policy cannot deny replacement cost because you bought an already-built home elsewhere instead of rebuilding, capped at the cost to rebuild at the original location. Get your insurer’s position in writing before you sign a purchase contract — the full sequence is in our fire-damaged house guide, and we buy as-is if selling is the right call. This is general information, not legal or insurance advice.

We work completely on your timeline. If you need 30, 60, or even 90 days after closing to move, we can accommodate that in the contract. In some cases we also offer a short-term leaseback arrangement where you remain in the property after closing for a brief period. Just let us know your situation and we'll find a solution that works for you.

Listing with a San Jose CA realtor means: paying 5–6% agent commission, waiting an average of 60–90 days on market, prepping and staging your home, enduring repeated showings, waiting on a buyer's mortgage approval, and risking a 30% chance the deal falls through. Selling to Peachtree Homes means: zero fees, closing in 7 days, no showings, no repairs, and a guaranteed close. The tradeoff is a lower sale price, but for many sellers the time, certainty, and savings make our option the better financial choice. Run the numbers yourself on our compare-options page, or read cash buyer vs. realtor.

National iBuyers like Opendoor and OfferPad typically charge service fees of 5–8% on top of regular closing costs, operate on corporate timelines, and use algorithmic pricing that often doesn't reflect true local market conditions. Peachtree Homes is locally owned and operated right here in San Jose — we know the market intimately, charge zero fees, move faster, and provide personal service. Our sellers consistently report that our offers beat the national iBuyers. See a full side-by-side on our comparison page.

We buy houses throughout the greater Bay Area region including: San Jose, Sunnyvale, Milpitas, Saratoga, Los Gatos, East San Jose, Cupertino, Campbell, Palo Alto, Los Altos, San Jose, Mountain View, and all surrounding communities across Bay Area. If you're unsure whether we cover your area, call us — we very likely do. Browse every area we buy in on our locations page.

No — we buy throughout all of Bay Area, not just within San Jose city limits. We purchase properties in suburban neighborhoods, smaller cities, rural areas, and all unincorporated communities across Bay Area. Our service area covers Santa Clara, Alameda, San Mateo, Contra Costa, Marin, and Sonoma counties. See the full service area on our locations page.