Sell your house fast in Inland Empire, CA
We buy houses across Riverside and San Bernardino counties as-is, for cash. Get a fair offer within 24 hours and close on your schedule.
- Any condition, any situation
- We pay all closing costs
- Close in as little as 2–3 weeks
Get your Inland Empire cash offer
Takes 30 seconds. No obligation.
Prefer to talk? (312) 818-3954
Why Inland Empire homeowners sell to us
From Riverside to Victorville, Inland Empire owners call us to sell inherited homes, rentals and houses that need work, without listing.
Behind on payments
A quick sale can pay off the loan before a trustee sale and protect your equity.
Inherited homes
We help heirs and executors sell family homes across both counties.
Rentals
Sell a rental with tenants in place.
Heat & repair issues
Old AC, roof or plumbing? We buy as-is.
Sold in 3 simple steps
Tell us about the house
Fill out the form or call. We’ll ask a few questions about the property and your timeline.
Get a fair cash offer
After a short walkthrough, you get a written offer within 24 hours, with the math explained.
Close on your date
California sales close through escrow. Close in as little as 2–3 weeks, or on the date you pick. We pay all of your closing costs.
We buy all over the Inland Empire
We buy across Riverside and San Bernardino counties.
“I lost my job and got behind on my mortgage… We closed in 9 days and I avoided foreclosure.”
“My brother and I inherited our mom’s house… They handled the entire process.”
Reviews from BAM sellers. We’ll add Inland Empire seller stories here as we close more deals locally.
What selling a house in Inland Empire looks like right now
The Inland Empire covers Riverside and San Bernardino counties, from older cores like Riverside, San Bernardino and Redlands to the big 1980s to 2000s tract neighborhoods of Moreno Valley, Fontana, Corona and Temecula, and on out to the High Desert and Coachella Valley. Prices are lower than on the coast, but the heat is hard on roofs, stucco and air conditioning systems. Many newer tracts sit in Mello-Roos districts, which add a special tax to the bill, and many have HOAs. Some homes have leased solar panels, which the buyer has to take over or the seller has to pay off. Foothill and desert-edge areas carry wildfire risk. Owners in Hemet, Menifee and the desert have a lot of 55+ and manufactured housing. When a house needs a new roof or AC and money is tight, selling as-is is often the simpler path.
Inland Empire market snapshot, August 2026
33.1% of homes sold above list price, with a 98.9% average sale-to-list ratio
Data: Redfin, Riverside County, August 2026.
Probate, taxes and foreclosure in the Inland Empire area
Each county runs these a little differently. Here’s what matters when you’re selling an inherited house, dealing with back taxes or trying to stay ahead of a foreclosure. General information, not legal advice.
Riverside County County seat: Riverside
- Probate
- Probate is handled by the Superior Court of California, County of Riverside, at the Riverside Historic Courthouse (4050 Main Street), the Palm Springs Courthouse and the Southwest Justice Center in Murrieta. As of 2026, estates under $208,850 can often skip full probate, and a primary residence worth up to $750,000 can pass by a simpler court petition (for deaths on or after April 1, 2025).
- Property taxes
- The Riverside County Assessor-County Clerk-Recorder sets values and the Riverside County Treasurer-Tax Collector collects the bills. Appeals are filed with the Clerk of the Board, usually between July 2 and November 30.
- Foreclosure and tax sales
- California foreclosures are usually non-judicial trustee sales. At least three months must pass after the notice of default is recorded, then the trustee must give at least 20 days’ notice of a public auction held in the county. Homes in tax default for five or more years can be sold by the Treasurer-Tax Collector at an online public auction; the 2026 sale ran April 23 to 28.
San Bernardino County County seat: San Bernardino
- Probate
- Probate is handled by the Superior Court of California, County of San Bernardino, with probate matters filed and heard in the Fontana and Victorville Districts (Needles handles a few case types). As of 2026, estates under $208,850 can often skip full probate, and a primary residence worth up to $750,000 can pass by a simpler court petition (for deaths on or after April 1, 2025).
- Property taxes
- The San Bernardino County Assessor-Recorder-County Clerk sets values and the Auditor-Controller/Treasurer/Tax Collector collects the bills. The 2026 regular appeal filing period with the Clerk of the Board runs July 2 to November 30, 2026.
- Foreclosure and tax sales
- California foreclosures are usually non-judicial trustee sales. At least three months must pass after the notice of default is recorded, then the trustee must give at least 20 days’ notice of a public auction held in the county. Homes in tax default for five years become subject to the tax collector’s power to sell, and San Bernardino County holds its tax sales online at SBcounty.MyTaxSale.com.
Where we buy houses around Inland Empire
We buy in every part of the metro, in any condition. These are some of the areas and ZIP codes we see most.
- Riverside Wood Streets925061910s to 1940s Craftsman and period revival homes
- Riverside (Arlington and La Sierra)92503, 925051950s to 1970s ranch homes
- Moreno Valley92553, 92555, 925571980s and 1990s stucco tract homes
- Corona92879, 92880, 92881, 928821970s homes downtown, newer HOA tracts in the south
- Perris92570, 92571older rural lots and 2000s tracts
- Hemet92543, 92544, 925451970s and 1980s homes, 55+ and mobile home parks
- Menifee92584, 92585, 92586Sun City 55+ homes and 2000s tracts
- Temecula and Murrieta92591, 92592, 92562, 925631990s to 2000s HOA tracts, many with Mello-Roos
- Palm Springs92262, 92264mid-century modern homes and condos
- Indio92201, 92203older desert homes and newer gated tracts
- San Bernardino92404, 92405, 92410, 92411early 1900s to 1950s homes near downtown
- Fontana92335, 92336, 92337postwar homes on larger lots and newer north-side tracts
- Rialto92376, 923771950s to 1980s single-story homes
- Ontario91761, 91762, 917641920s to 1950s homes and postwar tracts
- Redlands92373, 92374Victorian and Craftsman homes plus 1970s tracts
- Victorville and Hesperia92392, 92394, 92395, 923451980s to 2000s High Desert tract homes
What a Inland Empire seller actually walks away with
The list price isn’t what you keep. Here’s an illustrative example for a dated Inland Empire house that needs work. We set the example’s after-repair value just under the Riverside County median of about $598,000, since a dated house needing work usually sits a bit below the middle of the market.
| List it yourself | Sell to BAM as-is | |
|---|---|---|
| Sale price after repairs | $575,000 | Your offer amount |
| Repairs before listing | −$60,000 | $0 |
| Agent commissions (5.5% assumed) | −$31,600 | $0 |
| Title, escrow, transfer tax and other seller costs (est. 1.5%) | −$8,600 | $0, we pay them |
| Holding costs for 3 to 4 months (est. 1%) | −$5,800 | $0 |
| Inspection repair credits and concessions (est. 1%) | −$5,800 | $0 |
| What you walk away with | $463,200 | Your offer, dollar for dollar |
Illustrative example, not an offer or appraisal. Commissions are negotiable and every house is different. Agent commissions are negotiable and not set by law; ask for the full amount in writing before you list. In Southern California the seller commonly pays for the owner’s title policy, and escrow fees are often split, though both can be negotiated. Riverside and San Bernardino counties charge a documentary transfer tax of $1.10 per $1,000 of the sale price. Inside the City of Riverside the total rate is double that, $2.20 per $1,000.
Compare our cash offer to that bottom-line number, not to the list price. If it’s close, you skip the repairs, the showings and months of waiting. If listing will clearly net you more, we’ll tell you.
Sources for this page (15)
- riverside.courts.ca.gov/divisions/probate
- courts.ca.gov/sites/default/files/courts/default/2024-11/de300.pdf
- rivcoacr.org/Assessment-Appeals-FAQ
- countytreasurer.org/tax-collector/tax-sale-information
- foxla.com/news/california-property-tax-auctions-2026-san-diego-riverside-registration
- california.public.law/codes/civil_code_section_2924
- california.public.law/codes/civil_code_section_2924f
- sanbernardino.courts.ca.gov/divisions/probate
- arc.sbcounty.gov/recorder/
- cob.sbcounty.gov/assessment-appeals/
- sbcounty.mytaxsale.com/doc/tax_deed/rules
- sco.ca.gov/Files-ARD-Tax-Info/Tax-Collector-Ref-Man/ctcrm_chapter8.pdf
- rivcoacr.org/MasterFAQs-FrequentlyAskedQuestions
- california.public.law/codes/revenue_and_taxation_code_section_11911
- redfin.com/county/335/CA/Riverside-County/housing-market
Facts checked September 2026. Laws, deadlines and fees change, so confirm details with the county or a local attorney before you rely on them.
Selling a house for cash in Inland Empire
How long does foreclosure take in California?
Most California foreclosures are non-judicial trustee sales. After a notice of default, the lender generally has to wait about three months before scheduling a sale, then give at least 20 more days’ notice. That window is your chance to sell first.
Can I sell a house in California probate?
Yes. Under California’s Independent Administration of Estates Act, many executors can sell without a court confirmation hearing, which makes the process much faster. Your probate attorney will confirm what applies.
Do you buy houses in the High Desert?
Yes, including Victorville, Hesperia and Apple Valley.
Who handles the closing?
A California escrow and title company handles the closing. We pay all of your closing costs.
My house has Mello-Roos. Does that hurt my sale?
Not usually. Mello-Roos is a special tax from a Community Facilities District, and it shows on your property tax bill. It stays with the house, so you do not pay it off when you sell. The buyer must be told about it, and it becomes part of their monthly cost. That can affect what some buyers can afford, so it is worth knowing your yearly amount and when it ends before you set a price.
How long does a foreclosure take in California?
Most California home loans use a deed of trust, so foreclosure happens outside court. After the lender records a notice of default, at least three months must pass. Then a notice of trustee’s sale must be posted, published and recorded at least 20 days before the auction. Sales are often postponed, so real timelines vary. Until the sale happens, you can still sell the house yourself and pay off the loan at closing.
How long before the county can sell my house for unpaid property taxes?
In California, a home that has been in tax default for five years becomes subject to the tax collector’s power to sell. The county Treasurer-Tax Collector then offers it at a public auction, which is now usually held online. You can stop the sale by paying all defaulted taxes, penalties and fees by the close of business on the last business day before the auction starts. Selling the house earlier also clears the debt at closing.
Get your Inland Empire cash offer today
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