Here is how offers, fees and closing work.
Sierra Property Buyers is an eSEOspace client: we work on its website and search marketing. This guide uses the company's own published information, checked on 22 October 2026, and every source is listed at the end. We don't rate or score our clients. Confirm details on sierrapropertybuyers.com before you rely on them. This guide is not legal, tax or financial advice: for foreclosure, probate, divorce or tax questions, talk to a licensed attorney, a tax professional or a HUD-approved housing counselor.
The short answer
Sierra Property Buyers is a direct cash property buyer based in Auburn, California. It buys houses, inherited and probate property, rentals with tenants, fire-damaged homes, land and hard-to-sell parcels in as-is condition, using its own money rather than a bank loan. It says it is not a real estate agent and does not assign contracts to other investors. It does not publish set prices: each offer is worked out from the home's after-repair value minus repairs, holding and resale costs and its margin, and the company shows that math in writing. It charges no commission and says it pays the standard seller closing costs. Call (530) 704-7732 or email info@sierrapropertybuyers.com.
| Business | Sierra Property Buyers |
|---|---|
| What it does | Buys residential property, land and lots directly for cash, as-is; also discusses subject-to and owner-financed purchases |
| Based in | Auburn, California 95603 (no street address published) |
| Service area | Sacramento, Placer, El Dorado, Nevada, Yuba, Sutter and Santa Cruz counties (contact page); 24 Northern California counties on its locations page |
| In business since | Not published (the company says it does not publish years in business or deal counts) |
| Owner / lead | Not named on the site |
| Licenses | None claimed: its terms say it is not a licensed real estate agent; closings run through licensed title and escrow companies |
| Price | No set prices. Offers are property by property; the company's FAQ says offers usually land at 67% to 86% of after-repair value, depending on condition |
| Fees to seller | No commission or fees; company says it pays standard seller closing costs |
| Hours | Monday to Saturday, 8 am to 6 pm (contact page) |
| Phone / email | (530) 704-7732 (call or text) · info@sierrapropertybuyers.com |
| Website | sierrapropertybuyers.com |
What is Sierra Property Buyers?
Sierra Property Buyers is a company that buys property directly from owners. It is not a brokerage and does not list homes for sale. Its About page puts it this way: "We are not real estate agents. We are not wholesalers who assign contracts. We are not a franchise operation running a national playbook." It describes itself as local investors who buy houses, renovate them when needed, and then either sell them to families or keep them as rentals.
Its home page opens with "Selling a home you didn't plan on selling," and most of the site is written for owners facing an inheritance, probate, divorce, tenants, heavy repairs, a fire or missed mortgage payments. The company says it buys with its own funds, so there is no financing contingency or appraisal. Two things stand out on the site:
- It publishes its offer formula. The home page and a net proceeds calculator walk through the same four lines (after-repair value, repairs, holding and closing costs, and the company's margin) and state the margin as about 9% of repaired value.
- It says listing often nets more. The home page headline for its comparison section is "You will usually net more by listing," and the site lists situations where it says you should call an agent instead (see below).
Who owns or runs Sierra Property Buyers?
The website does not name an owner, founder or staff member, and it does not publish a legal entity name. The terms of service refer to "Sierra Property Buyers and its owners, employees, and agents" and give the business location as Auburn, CA 95603. Disputes under the website terms go to courts in Placer County, California.
The site's own FAQ suggests a way to check any cash buyer, including this one: "ask for the entity name and check it, ask to speak to the escrow or title company before you sign anything, ask how the offer was calculated, and ask whether the contract will be assigned." If you want to know who you would be dealing with, ask for the entity name and the name of the person signing the purchase agreement, then look the entity up with the California Secretary of State.
Is Sierra Property Buyers legit?
Here is what can be checked:
- A local phone line and email. (530) 704-7732 (call or text) and info@sierrapropertybuyers.com. No street address is published.
- A press mention we confirmed. The company's press page cites a Redfin article, "What Is It Like to Sell Your House to an iBuyer?" (24 August 2026). We opened it, and it does quote Sierra Property Buyers on how a cash sale works.
- Reviews on an outside platform only. The reviews page links to a Yelp listing rather than showing stars or quotes on the company's own site.
- Licensed title and escrow. The company says every purchase closes through a licensed, independent title and escrow company, with title insurance.
- Written, no-obligation offers. Its terms say any cash offer is no-obligation and that a binding agreement exists only once a written purchase agreement is signed by all parties. The terms also encourage sellers to have an attorney review any purchase agreement before signing.
The site does not give an owner's name, entity name, street address, years in business or number of homes bought (its About page says it will not publish volumes or years it can't prove). Ask for those details before you sign.
What kinds of property does it buy?
The company says it buys as-is, so condition is not a reason to say no. Its home page and property-type pages group what it buys like this:
| Property type | What the site says |
|---|---|
| Houses in any condition | Deferred maintenance, failed systems, fire damage, long-vacant or structurally compromised homes, mold, foundation problems, unpermitted additions |
| Inherited and probate property | Whether still in probate or already vested in the heirs, including houses with contents still inside |
| Rentals with tenants in place | Paying tenants, month-to-month tenancies and tenancies in dispute; no eviction required first |
| Fire-damaged homes and lots | Partial damage, total loss, or a cleared or burned lot |
| Land and acreage | Vacant land, rural parcels, foothill ground, agricultural, timber, ranch, vineyard, orchard, recreational and off-grid land, mining claims |
| Buildable lots | Infill, corner, flag, hillside, subdividable and estate lots, entitled or not |
| Difficult parcels | Landlocked, no road access, no utilities or water, failed perc, flood or landslide zones, easement or boundary disputes, CC&R or HOA problems |
| Coastal property | Oceanfront, bluff-top, beach houses, coastal cabins and land, including properties with erosion, insurance or permitting problems |
| Homes with well and septic | The FAQ says it does not require well testing, septic certification or system repairs before purchase |
| Vacation homes and cabins | Including Lake Tahoe, the Sierra foothills and mountain communities |
| Commercial property | The FAQ and About page say it buys office buildings, retail shops and other commercial property; the home page lists small commercial lots. Confirm by phone for a commercial building. |
The About page also lists what the company does not do: it does not charge sellers fees, commissions or closing costs; it does not require repairs, cleaning, staging or showings; it does not list property or act as anyone's agent; and it does not offer sale-leaseback arrangements that let you stay on as a tenant after the sale.
Situations it handles
The site has a page for each common situation, each opening with what the company needs. The main ones:
- Selling as-is. The company asks for the address, "an honest account of condition," and any payoff or lien information. No repairs, cleaning, staging, showings or pre-listing inspection.
- Hoarder houses. The contents can stay; no sign in the yard and no open houses.
- Code violations and unpermitted work. The site says violations "run with the property," so you need not fix them first; it asks for every notice and any case number.
- Fire damage. Partial damage, total loss and cleared lots. It asks for the claim documentation and scope of loss, and notes that who keeps the insurance proceeds should be written into the deal.
- Inherited, probate, divorce and rental sales. See below.
- Behind on payments or in foreclosure. See below.
Other pages cover squatters, condemned houses, storm or earthquake damage, vacant property, bankruptcy, tax-defaulted property, liens, and coastal homes that cannot get insurance.
How much will Sierra Property Buyers pay?
There is no price list. Every offer is specific to the property. What the company does publish is how it calculates the number, so you can check it. Its How It Works page lays out the steps:
- Start with the after-repair value (ARV): what the house would sell for once renovated, based on recent sales of comparable, already-updated homes nearby, "not city-wide averages."
- Subtract the cost of the work: the renovation budget the property needs. The home page says repairs are "itemized room by room, never a lump sum."
- Subtract holding costs: property taxes, insurance, utilities and financing during the months the company owns it.
- Subtract the cost of selling it again: escrow, title, transfer tax and the commission when the finished house is resold.
- Subtract the company's margin, which the calculator page states as "about 9% of repaired value."
- What is left is the offer.
The home page FAQ says the result is "usually 67% to 86% of the after-repair value depending on condition," and that a real offer shows you the comparable sales and the walked repair list behind it.
The company's own worked example. The home page runs an illustration (not a real sale) on a house worth $520,000 fully renovated that needs significant repairs:
| Line | Illustration on the home page |
|---|---|
| After-repair value | $520,000 |
| Estimated repairs | −$65,000 |
| Holding and closing costs (about 4 months) | −$17,680 |
| Company margin | −$46,800 |
| Offer | $390,520 (about 75% of after-repair value) |
The same page runs that house as a listing: $520,000 sale price, minus $65,000 of repairs, $26,000 commission, $5,200 seller closing costs and $10,920 to carry it for six months, for a net of $412,880. The company's summary: "Listing wins by about $22,360, if everything goes right."
What the company says can raise its number: repairs already done (with receipts or permits), clear title and no open liens, a vacant property or tenants on month-to-month, flexibility on the closing date, and comparable sales it may have missed, which it asks you to send.
The net proceeds calculator. A free page compares three paths: selling to the company, listing as-is, and renovating then listing. It runs in your browser without asking for an email and publishes its assumptions (for example a 5% agent commission and about 1% seller closing costs for listings). The page calls the results "illustrations from two inputs, not a quote."
Fees, closing costs and what comes out of the price
- No commission, no fees. The company says it charges no agent commission, processing fee or administrative charge.
- Closing costs. The How It Works and FAQ pages say it pays title insurance, escrow fees, recording fees and transfer taxes. The home page FAQ words this as paying "the standard seller closing costs."
- The offer is the purchase price, not your take-home. The FAQ is explicit that your own loan payoff, any liens, back taxes and prorated property taxes come out of the price through escrow, and that the settlement statement itemizes every line. It says it adds no fees of its own on top, and that if anything would ever be deducted, it appears on the offer itself.
- No inspection or appraisal. The FAQ says it requires neither, and you can leave belongings behind.
- Taxes. The company says it is not a tax advisor and recommends a CPA for capital gains questions.
Can the price change? The company says it does not renegotiate at closing or use inspection credits as a bargaining tactic: "The price in the contract is the price we pay." The one exception it names is if title or its walk-through turns up "something material neither of us knew about," in which case it says it will show you what and why, in writing, before anything changes.
How a sale works, step by step
The home page breaks the process into eight steps, with a rough time for each:
- You get in touch (day 0). By form, phone or text. The company asks what is happening, not just the address.
- It looks the property up (same day). Parcel, tax, permit, lien and title records.
- It pulls comparable sales (24 to 48 hours). Three to five recent nearby sales, which it says you get to see.
- It walks the property, or doesn't (day 2 to 4). About 30 minutes on site; for land and some inherited homes, photos are enough.
- The written offer (within a day of the walk). The number plus the arithmetic: repair estimate, holding costs and margin. The How It Works page says offers usually arrive within 24 hours, often the same day.
- You ask questions (as long as you need). The company says there is no expiring offer and no pressure call.
- You pick the closing date. Escrow opens with a licensed local title company.
- Funds wire to you (closing day). Title records the transfer and escrow wires the proceeds.
Do you have to be there to close? The FAQ says no: local sellers can sign at the title company, and for sellers out of the area the company arranges a mobile notary to come to them.
Can you back out? Before you sign a purchase agreement, yes: the company says an offer "is not an agreement." A signed purchase agreement binds both parties, and escrow holds the deposit.
How fast can it close?
Closing speed is the company's claim and depends heavily on title. What the site says:
- "As few as 7 days for properties with clear title."
- "Most closings happen within 10-14 days" (FAQ); "Seven to fourteen days is typical once title is clear" (home page).
- Situation pages for as-is and foreclosure sales give "about one to three weeks on a clean title picture."
- You can choose a later date: the contact page gives a range of 7 to 60 days.
- Land: "we can typically close in a few weeks, faster if title is already clean."
The How It Works page lists what sets the date: the title report, payoff demands from every lienholder, anything title turns up, leased solar (which it says "most often adds a week"), and proof of authority to sell for an estate or trust.
Where it buys, and hours
The company is based in Auburn, in Placer County. Its pages describe the service area two ways:
- Core counties. The contact page names Sacramento, Placer, El Dorado, Nevada, Yuba, Sutter and Santa Cruz counties.
- Full list. The locations page and FAQ say it buys across 24 Northern California counties and 260+ cities and communities: Sacramento, Placer, El Dorado and Nevada; the valley counties of Yuba, Sutter, Solano, Yolo, Butte, Colusa and Glenn; the mountain counties of Amador, Plumas, Sierra, Alpine and Lassen; and the coastal counties of Santa Cruz, Del Norte, Humboldt, Mendocino, Sonoma, Marin, San Mateo and Monterey.
The home page says it works most often in the Sierra foothills and along the Highway 49 and 20 corridors: Auburn, North Auburn, Meadow Vista, Colfax, Grass Valley, Nevada City, Penn Valley, Smartsville, Browns Valley, Marysville and Yuba City. If your property is in an outer county, confirm coverage on the first call.
Hours and response time. The contact page lists phone hours of Monday to Saturday, 8 am to 6 pm, and says it responds "within a few hours during business hours."
Selling while behind on payments or in foreclosure
This describes what the company offers, not advice about your case. Talk to a free HUD-approved housing counselor or a real estate attorney about your options.
The company buys houses from owners who are behind on payments or have received a Notice of Default or Notice of Trustee's Sale. It asks for the recorded notice, the servicer's contact information and permission to order a payoff demand, and says the timeline depends on how fast the servicer issues payoff figures and on title. The company notes that any equity above the debt and costs goes to the seller at closing.
Its behind-on-payments page suggests getting two figures from your servicer before deciding anything, including whether to sell: the reinstatement quote (what it costs to bring the loan current) and the payoff demand (what it costs to retire the loan).
The foreclosure pages point readers to HUD-approved housing counselors (searchable through hud.gov) and list warning signs of equity-theft schemes: "guaranteed" promises to stop a sale, upfront fees, and pressure not to talk to a counselor or attorney. The company says it encourages attorney or counselor review of any purchase agreement. Its FAQ adds that it may help negotiate a short sale if you owe more than the house is worth.
Inherited, probate, divorce and rental sales
Inherited houses. The company says it buys with the contents still inside, before the estate closes and with heirs out of state. It needs proof of authority to sell (court Letters or the trust document) and says a trust sale can close in 7 to 14 days.
Probate. Its probate page explains that the deciding document is the Letters (Letters Testamentary or Letters of Administration) and whether they grant full authority under California's Independent Administration of Estates Act (IAEA). The company's summary: with full authority, a sale proceeds on notice to interested parties without a hearing or overbid; without it, the court must confirm the sale, other buyers can overbid at the hearing, and the company says the price must be at least 90% of the probate referee's appraised value. A probate attorney should confirm which process applies to your estate.
Divorce. The company needs both parties on title to sign, or a court order. It says it does not carry messages between attorneys and delivers one number to both sides at once.
Rentals. No eviction is needed. The company takes over the lease and the security deposit transfers at closing. It values documented rent actually paid (lease, ledger, deposit records and a tenant-signed estoppel certificate), not projected market rent.
Subject-to and owner financing
The site has a creative financing section (assumable loans, subject-to, owner financing, wraparounds, land contracts, lease options), and the home page lists "Sales on terms" among the things it buys.
Subject-to. In a subject-to sale, title passes to the buyer but the seller's existing mortgage stays in the seller's name. The company says it considers these purchases and structures them with "clear payment tracking, insurance verification, and documented terms." Its own page on the risks to the seller lists:
- If the buyer stops paying, missed payments report against the seller's credit and the loan can go into foreclosure, even though the seller no longer owns the house.
- Most mortgages have a due-on-sale clause that lets the lender call the full balance due after an unreported transfer.
- Homeowners insurance can lapse or be set up wrongly.
- The seller's name stays on the loan until it is paid off, refinanced or otherwise resolved. The company's own answer to "Is there a way to sell subject-to with zero risk?" is "No."
The protections it recommends are monthly proof of payment from the servicer, insurance monitoring, an agreement drafted by a real estate attorney, and possibly a third-party loan servicing company. It says subject-to is generally a better fit for low-equity situations, and that sellers with significant equity are usually better served by a traditional or cash sale.
Owner financing. The company offers to compare a financed payout with a cash close. Both structures have legal and tax consequences, so have an attorney and tax professional review any such deal.
When the company says not to sell to it
The home page and How It Works page list situations where the company says a cash sale is the wrong choice:
- The house is updated and market-ready. "A clean, financeable home in a good location almost always nets more on the open market, even after commission."
- You have time and no pressure, and can handle a normal listing period and showings.
- Top dollar matters more than certainty. "We are not the highest number you can get for a house that shows well. We are the most certain one."
- A lender would happily finance the house, which means more buyers are available to you.
- You can manage a renovation yourself and carry the cost and risk.
- You need to stay in the home long-term: the company does not offer sale-leasebacks.
The contact page adds that if listing would net you more, the company will say so "instead of making an offer."
How it compares with other ways to sell
This table uses general categories and the company's own published figures where noted. Your numbers will differ.
| Option | What you get | Typical trade-off |
|---|---|---|
| Sierra Property Buyers (direct cash) | A written offer with the math shown, any condition, no showings, no commission, company-paid closing costs, a closing date you pick (company figure: 7 to 14 days typical with clear title) | A lower price than the open market; the company's own example shows listing netting about $22,000 more on a $520,000 house that needs work |
| Listing with an agent | Usually the highest sale price for a financeable home | Commission (the company's tables use about 5% to 6%), repairs to reach top price, showings, and months on market; a buyer's loan can fall through |
| Listing as-is | Open-market buyers without funding repairs first | A discount for condition and a smaller buyer pool if the house won't finance; commission still applies |
| Renovating, then listing | Sale at full repaired value | You fund repairs up front and carry the risk and the months; the company's calculator calls this the highest number "on paper" |
| An algorithm-based instant buyer | A quick online cash offer | The company's comparison page says these typically charge service fees, want homes in good condition, and may revise the offer after inspection |
| A wholesaler who assigns contracts | A quick contract | The contract may be sold to a buyer you never met; the company says this is why some offers drop after signing |
Who it suits, and who should look elsewhere
A good fit if you…
- Own a house in the Sacramento area, the Sierra foothills or another county the company covers that needs major work or won't finance
- Inherited a house, are handling an estate, or live out of the area and can't manage repairs or a clean-out
- Own a rental with tenants in place and want out without evicting anyone
- Have land, a lot or a parcel with access, utility, perc or zoning problems
- Value a fixed date and no showings more than the last dollar of price
- Want to see how an offer was built before deciding
Look elsewhere if you…
- Have an updated, financeable house and time to list it: the company itself says listing will usually net more
- Want to stay in the home as a renter after selling (no sale-leaseback)
- Need legal advice on a foreclosure, probate or divorce: talk to an attorney or a HUD-approved housing counselor first
- Own property outside Northern California
- Want to deal only with a buyer who publishes an owner's name and street address up front
Questions to ask before you sign
- What is the legal entity name, and who will sign the purchase agreement?
- Which title and escrow company will handle the closing, and may I call them now?
- Can I see the comparable sales and the itemized repair estimate behind the offer?
- Will you put in writing that the contract will not be assigned?
- What exactly would allow the price to change after I sign?
- Which closing costs do you pay, and what will come out of the price for my loan payoff, liens and tax prorations?
- How large is the deposit, and who holds it?
- For a probate or trust sale: what authority documents do you need, and what timeline do you expect?
- For a subject-to or owner-financed offer: how will payments, insurance and servicing be documented, and may my attorney review it?
How to get started
- If you want a sense of the numbers first, try the free net proceeds calculator. It asks for no contact details.
- Read the page for your situation from the situations list so you know which documents to gather (Letters, payoff information, notices, leases, insurance claim papers).
- Call or text (530) 704-7732 (Monday to Saturday, 8 am to 6 pm), email info@sierrapropertybuyers.com, or enter your address on the site. The company says you can just call and give the address if you'd rather not fill in a form.
- Expect a property lookup, comparable sales, usually a short walk-through, then a written offer with the math.
- Take your time, compare it with listing, and have an attorney review the purchase agreement before you sign.
Terms you'll see on the site
- After-repair value (ARV): what a property would sell for once fully renovated; the starting point of a cash offer.
- Comparable sales ("comps"): recent nearby sales of similar homes used to estimate value.
- Payoff demand: a lender's written statement of the amount needed to pay a loan off in full by a given date.
- Notice of Default (NOD) / Notice of Trustee's Sale: recorded documents in California's non-judicial foreclosure process; the second sets an auction date.
- Letters Testamentary / Letters of Administration: court documents giving an executor or administrator authority to act for an estate.
- IAEA: California's Independent Administration of Estates Act; "full authority" under it lets a personal representative sell without court confirmation.
- Estoppel certificate: a tenant-signed statement confirming the lease terms, rent and deposit.
- Wholesaling / assignment: putting a property under contract and selling the contract to another buyer.
- Subject-to: a purchase where the buyer takes title while the seller's existing loan stays in place in the seller's name.
- Due-on-sale clause: a mortgage term that lets the lender demand full repayment if the property is transferred.
Frequently asked questions
What areas does Sierra Property Buyers buy in?
Its contact page names Sacramento, Placer, El Dorado, Nevada, Yuba, Sutter and Santa Cruz counties, and its locations page lists 24 Northern California counties and 260+ cities. Confirm coverage for outer counties on the first call.
Is Sierra Property Buyers a real estate agent?
No. Sierra Property Buyers says it is a direct buyer using its own capital, not an agent, broker or wholesaler, and its terms say it is not a licensed real estate agent.
How does Sierra Property Buyers calculate its offer?
It starts from the after-repair value and subtracts repairs, holding and resale costs, and a margin it states as about 9% of repaired value. Its FAQ says offers usually come to 67% to 86% of after-repair value, depending on condition, and it shows the comparable sales and math in writing.
Does Sierra Property Buyers charge fees or commission?
The company says there is no commission and no fee, and that it pays standard seller closing costs such as title insurance, escrow, recording fees and transfer taxes. Your loan payoff, liens and prorated property taxes still come out of the price through escrow.
How fast can Sierra Property Buyers close?
The company says as few as 7 days with clear title, with most closings in 10 to 14 days. Probate, liens, tenants or leased solar can take longer, and you can choose a later date up to about 60 days.
Do I have to make repairs or clean out the house?
No. Sierra Property Buyers says it buys in any condition, and you can take what you want and leave the rest.
Will Sierra Property Buyers assign my contract to another investor?
The company says no: it buys with its own funds and closes in its own name. It suggests asking any buyer to put that in writing.
Can Sierra Property Buyers lower the price after I sign?
The company says it does not use inspections to renegotiate. The only exception it names is a material title issue or condition problem neither side knew about, which it says it will explain in writing first.
Does Sierra Property Buyers buy houses in probate or held in a trust?
Yes. It asks for the Letters from the court or the trust document showing who can sign, and says it works with the estate's attorney. Court-confirmed probate sales follow the court's hearing schedule.
Does Sierra Property Buyers buy land?
Yes, including vacant land, acreage, buildable lots and difficult parcels with no access, no utilities or a failed perc test. It says land usually closes in a few weeks.
Can I stay in my house and rent it back after selling to Sierra Property Buyers?
No. The company says it does not offer sale-leaseback arrangements.
Does Sierra Property Buyers have reviews?
The company does not show star ratings or testimonials on its own site. Its reviews page links to its Yelp listing, where you can read reviews directly.
Sources
All pages checked on 22 October 2026.
- Sierra Property Buyers, home page: sierrapropertybuyers.com
- About: sierrapropertybuyers.com/about
- How It Works: sierrapropertybuyers.com/how-it-works
- FAQ: sierrapropertybuyers.com/faq
- Contact: sierrapropertybuyers.com/contact
- Reviews and commitments: sierrapropertybuyers.com/reviews
- Press and media: sierrapropertybuyers.com/press
- Net proceeds calculator: sierrapropertybuyers.com/net-proceeds-calculator
- Locations: sierrapropertybuyers.com/locations
- Situations and property types: situations, property types
- Situation pages: as-is, avoid foreclosure, behind on payments, Placer County foreclosure, inherited house, probate, divorce, rental property, fire damage, hoarder house, code violations, land
- Creative financing: overview, what is subject-to, selling subject-to, risks of selling subject-to, owner financing
- Comparison page: iBuyer alternatives
- Terms of Service and Privacy Policy: terms, privacy policy
- Redfin, "What Is It Like to Sell Your House to an iBuyer?" (24 August 2026): redfin.com/blog/selling-your-house-to-an-ibuyer
- HUD-approved housing counseling agencies: hud.gov
