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. If you need to clean out an inherited house in Woodbridge, the short answer is no, not always. If you list it with an agent, most buyers will expect it empty and clean. If you sell it as-is to a cash buyer like Eric, you can take what matters to your family and leave the rest behind.

Do you have to empty the house before you sell it?

It depends on how you sell. A house on the open market needs to look its best for showings and photos. That usually means boxes packed, rooms cleared, and carpets cleaned. Buyers want to picture their own things in the space, not your mom’s china cabinet.

A cash buyer looks at the house in a different way. Eric buys houses as-is. That means the house can be sold the way it sits today. You do not have to haul out every chair, empty every closet, or rent a dumpster first.

Woodbridge sits right next to Lodi, in the middle of wine country. It is an older, historic town, and many of the houses here have been in one family for a long time. A house like that holds a lot of years. Clearing it out can take months if you do it yourself.

What should you take out first?

Even if you sell as-is, some things should leave the house with you. Start with what cannot be replaced.

• Papers. Wills, deeds, bank statements, tax records, and insurance papers. Check drawers, closets, and the garage.
• Photos and letters. These are often tucked in boxes nobody has opened in years.
• Keepsakes. Jewelry, family pieces, and anything a relative has asked to keep.
• Things with value. Tools, collections, or furniture someone in the family wants.

Once those are out, the rest is up to you. Some families want to go through every room. Others take a few boxes and call it done. Both are fine.

What if your family lives far away or cannot agree?

This comes up a lot with inherited homes. One sibling lives close and does all the work. Another lives out of state. Someone wants to keep the house, and someone wants to sell.

A few things can help. Set one date when everyone comes to the house to pick what they want. Put names on items with tape. Agree that anything left after that day goes with the sale.

If the estate is still being settled, talk with an attorney or the person in charge of the estate before you sign anything. They can tell you who is allowed to sell the house and when. Eric is happy to wait while that gets sorted out. You pick the closing date, and he can move it if life changes.

Does the house need repairs before it sells?

If you list it, the buyer’s inspection will likely turn up a list of things to fix. An older roof, old plumbing, or a kitchen that has not changed in decades can slow down a sale or lower what buyers will pay.

If you sell to Eric, you do not make repairs. He comes out himself, walks the house, and prices the work he will need to do. He is open about how he makes money. In his words, “I will be putting money into it so I can sell it later.” That is why his offer is lower than what a fixed-up house would sell for on the market.

How does Eric figure his number on a house full of stuff?

Eric has almost 20 years of buying and fixing up homes in San Joaquin and Stanislaus counties. When he walks a house, he does not just list what is wrong. He asks about its history. When was the kitchen last updated? Did your dad add that back room himself? Those answers help him price the repairs right.

He once bought a house where the owner had added rooms himself and turned the garage into another living room. It did not make sense on paper, but it worked for that family. The owner needed to sell to get to the next part of his life. “He was sad to see it go, but he had a bigger need than the home he had built.” The sale closed when the owner needed it to.

After the walkthrough, Eric explains how he got to his number. You get to see the math, not just a figure on a piece of paper. Then you can take your time and think it over.

Your options, side by side

Listing with an agent may get you more money if the house is in good shape and you have time. You will likely need to empty it, clean it, make some repairs, and keep it ready for showings. You will pay agent fees and some closing costs. If the house is well kept and your family is in no rush, an agent is often the better fit. Eric will tell you that himself.

Selling as-is to a cash buyer means less money than a fixed-up house would bring. In return, you skip the repairs and the showings. You do not have to empty the house first. There are no fees. You pick the closing date, and it can be in as little as 2 weeks or months from now.

The right choice depends on the house, your family, and your time. There is no wrong answer.

Common questions

Can I leave furniture and old belongings in the house?

Yes, if you sell as-is to Eric. Take what you want to keep and leave the rest.

Do I have to be in Woodbridge to sell?

Eric meets sellers in person when he can. If you live far away, talk with him about what works for you and the rest of the family.

What if the house has been empty for a while?

That is common with inherited homes. Eric buys houses that need repairs, including ones that have sat empty.

Do I have to decide right away?

No. There is no deadline on thinking it over. Ask questions, talk with your family, and decide when you are ready.

Going through a parent’s house is a lot to carry. If you want to talk it through, call Eric at 209-867-7669 or visit asdmhomes.com. He will listen first, then tell you what he would do in your shoes.