Hurley Property, Visalia — Probate, Squatters, Sheriff Lockout, $225K

The Hurley estate came to us through a probate attorney in Tulare County. The family — all living out of the area — had inherited a single-family home in Visalia after the passing of a parent. By the time they were granted authority to sell, squatters had already moved in and were refusing to leave.

The property had been sitting vacant for several months before the squatters arrived. Utilities had been disconnected. The condition of the interior was unknown. And because the neighborhood had seen very few sales in the prior 12 months, there were no reliable comparable sales to anchor a traditional appraisal or buyer's offer.

Three other investors and two agents passed on the deal. The family was stuck — they couldn't sell without removing the squatters, and they couldn't afford to manage an eviction from out of town.

We made an offer without requiring interior access. Using exterior observation, county records, and our knowledge of the Visalia market, we presented a $225,000 cash offer — above what any traditional buyer would have offered given the squatter risk and lack of comps.

Once the family accepted, we coordinated with a local attorney to initiate the formal unlawful detainer process. The Tulare County Sheriff's Office executed the lockout approximately three weeks later. We absorbed all costs and managed the process so the family didn't have to make a single trip down.

We closed on schedule. And because the family still had furniture, heirlooms, and personal items inside the property, we gave them a 30-day window after closing to come back and collect everything at their own pace — no pressure, no clock ticking.