Eric Tolman of Genesis RE Holdings (ASDM Homes) is a local cash home buyer in San Joaquin and Stanislaus counties, California, helping homeowners sell houses that need repairs, as-is, on their own timeline. Yes, you can sell a hoarder house in Modesto as-is. A cash buyer like Eric can walk the house the way it is today and give you a number without you fixing it up first. You pick the closing date, and it can close in as little as 2 weeks.

Will anyone really buy a house that is packed full of stuff?

Yes. A house full of belongings can feel stuck. There may be rooms you can’t walk through and boxes stacked up to the windows. There may be repairs hiding behind all of it. It is easy to think no one will want it.

A buyer who wants a move-in ready home will likely pass. A buyer who plans to fix the house up looks at it a different way. Eric looks past the piles to the house underneath. He has spent almost 20 years buying and fixing up homes in San Joaquin and Stanislaus counties, and he knows what a house like this needs.

Modesto is a big city with a huge variety of homes. The houses that come to Eric there are all kinds, and there is no single typical one. A full house is one more kind he sees.

Do I have to clean it out or fix it before I sell?

You do not have to make repairs. There are no showings, so you do not need to make the house look nice for strangers walking through.

Start with what matters to you. Take the photos, papers, and keepsakes you want to keep. Then talk with Eric about everything else in the house, so you both know the plan before you sign anything. Ask him plainly what you need to remove and what you can leave. A clear answer up front saves stress later.

If going through the house feels like too much right now, that is okay. You can start the conversation before you start sorting.

How does Eric come up with a number for a house like this?

Most sellers ask “What would you offer?” first. That makes sense. Here is how the number works.

Eric comes out and walks the house himself. He asks about its history. How long has it been in the family? What has been fixed over the years? What has worn out? He needs that story to price the repairs right.

His number is based on the house as it is today and the work it will need. In his words, “I will be putting money into it so I can sell it later.” That is how he makes money, and he will tell you so.

He also explains how he got to his number. You should never have to guess where it came from.

What if the house belonged to a parent or relative?

Many full houses are not the seller’s own. Maybe a parent or relative lived there for years, and now the house is yours to handle. You may live far away. You may not have walked through every room yet.

That is a common reason people call Eric. He works with families and is flexible about timing. If other people share in the decision, give everyone time to agree. You pick the closing date, and if life changes, you can move it.

How do I let go of a house with so much history?

This part is hard, and it is okay to say so. A house is often full because someone lived there a long time and held onto things that mattered to them.

Eric walks a house asking about the life lived in it, not listing what is wrong with it. One owner he worked with had added rooms onto his house himself over the years. It did not make sense on paper, but it worked for the people who lived there. He was sad to see it go, but he had a bigger need than the home he had built.

Selling does not erase what a home meant. It lets you take the next step.

What happens after I call Eric?

1. He asks how you are doing and what kind of help you are looking for.
2. He comes out and walks the house with you.
3. He gives you a number and explains how he got there.
4. You take the time you need to think it over.
5. If you say yes, you pick the closing date.

Your options, side by side

Listing with an agent

• You will usually need to clear the house so buyers can see it.
• You may need to make repairs buyers ask for.
• You will have showings and wait for the right buyer.
• You will usually pay an agent commission when it sells.
• If the house is in good shape under the stuff, this can bring you more money.

Selling as-is to Eric

• No repairs, no showings, no fees.
• You pick the closing date, in as little as 2 weeks or later if you need.
• Eric explains how he got to his number.
• You will likely get less than the house would sell for after it is cleared and fixed up, because Eric is paying for that work.

An agent is the better fit if the house mostly needs a good clean-out, you have the time and money to handle it, and you want full price. Eric will tell you that if it is true for your house.

Quick questions sellers ask

Will Eric judge me or my house?

No. He has seen all kinds of houses. He wants to hear about the home and what help you need.

Is Eric a real estate agent?

No. Eric is not an agent and does not list houses. He buys the house himself, as-is, for cash.

Do I have to decide on the spot?

No. Take the time you need to think it over. There is no deadline.

How fast can it close?

In as little as 2 weeks. If you need more time, pick a later date.

If you are looking at a full house and do not know where to start, start with one call. Call Eric at 209-867-7669 or visit asdmhomes.com to tell him about the house and what kind of help you need. He will come out, walk it with you, and explain his number. Then the choice is yours.