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Our fee follows a standard real estate commission structure. What that pays for, pricing strategy, professional marketing, skilled negotiation, and coordination all the way through closing, is what typically nets sellers more than going it alone or accepting a discounted-commission offer would. We'll walk through the exact numbers for your specific property before you ever sign anything.

Most of our listings go under contract quickly, often within the first few weeks, with closing typically taking another 10 to 45 days after that. Luxury properties, and homes with a smaller pool of qualified buyers, often take longer, depending on the neighborhood and demand. Probate and trust sales often go under contract just as fast, sometimes in as little as 4 to 10 days, but closing can take longer due to notification requirements or court authorization and confirmation, which adds a legal timeline on top of the usual market timeline.

You have two real paths, and we'll help you choose the right one for your property. If it makes sense to fix it up first, our First Impressions Concierge program lets you complete qualifying repairs and improvements with the cost deferred until closing, so you're not paying out of pocket to get the home market-ready. If you'd rather sell as-is, we still market it for maximum exposure across our full buyer network, not just to cash investors, which routinely brings in more than sellers expect going in. Either way, we'll walk you through the real numbers for both paths before you decide.

Yes. We have a large pool of over 100 investors who are always ready to buy in cash, and can close in as little as 7 days, or as soon as you're ready to move forward. We'll walk you through the real tradeoff between a fast cash sale and a traditional marketed sale, with actual numbers, so you can choose with full information.

Beyond the MLS and major listing portals, your home gets exposure through Luxury Portfolio International's global network of luxury brokerages, and through professional photography and video from our in-house marketing team, not outsourced.

Most sellers don't. If you've owned and lived in the home as your primary residence for at least two of the last five years, you can exclude up to $250,000 in gains from federal tax, or $500,000 for a married couple filing jointly. Inherited property works differently and often better for the seller: heirs get a step-up in basis to the home's value as of the date of death, so you're only taxed on appreciation from that point forward, not decades of gains the original owner would have owed. Every situation is different, so we always recommend confirming the specifics with your CPA or estate attorney, but we're happy to walk through how it applies to your property.

There's no fixed legal deadline. The timeline is set by the probate court process, not just the real estate market: getting formal authority to act, having the property appraised, and, depending on the estate, court confirmation of the sale. In practice, this typically adds one to several months on top of a normal sale timeline. We coordinate directly with the estate's attorney so the real estate side moves as quickly as the court process allows, and we can advise on pricing and timing, but the legal requirements themselves should always be confirmed with the estate's attorney.

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We work as a neutral, licensed professional for both parties, focused on the strongest possible outcome for the sale itself, not favoring either side. That means transparent communication with both spouses and their attorneys, a pricing and marketing strategy both parties can trust, and coordination with the attorneys involved when a court-ordered timeline or a specific division of proceeds is part of the sale.

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Under Prop 19, an inherited home is generally reassessed to current market value for property tax purposes when it changes hands. The one exception is when a child or grandchild moves in as their primary residence within one year and files for the homeowners' exemption, and even then, only the home's current taxable value plus just over $1 million (the exact amount adjusts every two years) is excluded from reassessment; anything above that is added to the taxable base. Separately, homeowners who are 55 or older, severely disabled, or disaster victims can transfer their existing property tax base to a replacement home anywhere in California, up to three times. Because the numbers and deadlines are specific to each estate, we always recommend confirming your exact situation with your CPA, estate attorney, or the County Assessor's office, and we're happy to walk through how it factors into the decision to keep, rent, or sell.

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