Sell Your Inherited Home
for More — Without Paying
for Repairs, Cleanout,
or Renovation Upfront.
We handle everything — from cleanout to closing — so you can focus on what actually matters.
Book a free call. We'll walk through the home, lay out your options, and show you exactly what it could net at closing.
Why Families Choose Us
Your Three Options, Clearly Laid Out
Many heirs don't know all their options. We walk you through three — as-is, light prep, or full renovation — and show you exactly what each one puts in your pocket.
Real Results, Not Promises
Our probate and trust listings consistently generate multiple offers and close above asking price — because we strategically make updates and price in line with the market.
We Front Every Dollar
As a licensed General Contractor, we scope and fund all renovation work. Nothing comes out of your pocket — every cost is reimbursed at closing, averaging $57K+ in additional value.
One Point of Contact, Start to Finish
We've worked with heirs 400 miles away who never once visited the home. We handle the clean-out, contractors, listing, and close — you stay updated, we handle the rest.
Want to see what this looks like for your home?
We'll map out all three options for your specific home — no pressure, no obligation.
Book a Strategy Call →A Simple, Transparent Process
Free Strategy Call
We discuss the home, situation, and walk through all three options — no pressure, no obligation. Just clarity.
Custom Renovation Plan
We tell you exactly what to fix, what to skip, and what it will return — before a single nail is touched.
We Execute Everything
Our team manages vendors, purchases, and timeline. Weekly updates — you stay informed without being involved.
List, Sell & Close
We list the home, maximize exposure, and all renovation costs are reimbursed at closing from the proceeds.
The Only Team You'll Need
Most agents hand you a list of contractors. We handle the entire process — from renovation to close — one trusted point of contact.
DRE Licensed Real Estate Agent
Full-service listing representation with specialized probate and trust sale experience
CSLB Class B General Contractor
Licensed, bonded, and insured — we manage every trade from start to finish
C.A.R. Certified Probate & Trust Specialist
Certified by the California Association of Realtors in probate and trust sales — court timelines, trustee obligations, and estate complexities handled with authority
What Families Are Saying
The home was filled with decades of belongings — James coordinated the entire cleanout making this transition for my parents much easier knowing they could just take what they wanted and leave the rest. Once the house was cleaned up and photographed, my parents didn't even recognize their own home. The house looked so attractive in digital and live formats we couldn't believe it was the same house. On the first open house weekend we had over 40 parties visit, multiple offers by Tuesday, and accepted an offer above asking by end of week. James even arranged a mobile notary to go with him to see my father at the assisted living home for signatures.
James had his crew clear the house, install new flooring, and paint the entire home in less than two weeks. I was updated regularly and was completely hands off throughout the process. We sold for more than I originally thought and had multiple offers to choose from. His communication was 10/10.
I chose James not because he promised the highest sale price — I chose him because of his confidence-inspiring professionalism. He shared the what, why, when and how with my particular property — and he delivered. The house sold for far more than I was expecting and I attribute that to James, 100%.
I'm James, founder of LiveWell Homes. I've spent my entire career in Southern California — beginning in 2008 during the housing crisis, helping homeowners navigate short sales and foreclosures when the market was at its worst.
Over time I saw that many sellers leave significant money on the table simply because they lacked guidance on preparing their home for sale. That's what led me to become a licensed General Contractor — so I could advise clients on exactly which repairs and improvements actually move the needle before listing.
Real estate isn't just a job for me. I take pride in helping families navigate one of the biggest financial decisions they'll ever make — and I approach every engagement with that responsibility in mind.
A $25,000 Renovation
That Added $135,000 in Value
A Mission Viejo trust sale. An 82-year-old professor. A daughter managing everything from 50 miles away.
$25,000 in strategic renovations. 21 days of work. 5 days on market. $135,000 above what buyers would have paid — and the trustee didn't have to lift a finger or spend a dollar upfront.
Read the Full Case Study →
Prepare your family for the unexpected. Get organized, protect your legacy, and give your loved ones the peace of mind that comes from knowing exactly what to do — before they ever need to figure it out.
- What to do with a home when someone passes
- How to protect your estate from costly mistakes
- The documents every family should have in place
- How to maximize the value of any inherited home
The Just In Case Guide
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Ready to Find the Right Path
for Your Inherited Home?
Book a free, no-pressure strategy call. We'll assess the home, walk you through all three options, and give you a clear picture of what's possible.