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From the valley floor to the High Desert: sell your San Bernardino County house as-is.

San Bernardino County is the largest county by area in the contiguous United States. A Fontana tract home, a Crestline cabin and a Hesperia house on an acre each need a different look, and you can request a written offer on any of them.

  • Valley, desert or mountain
  • Inherited or vacant
  • Rentals with tenants
  • No agent commission

San Bernardino County, including Victorville, Hesperia, San Bernardino and Fontana.

Step 1 of 2

Where's the property?

No cost to request an offer and no obligation to accept. We don't sell your information.

Step 2 of 2

Four very different parts of one county

  • The Inland Valley and San Bernardino Valley: Fontana, Ontario, Rancho Cucamonga, Rialto, Colton, Redlands and the city of San Bernardino.
  • The Victor Valley / High Desert: Victorville, Hesperia, Apple Valley, Adelanto and Phelan, north of the Cajon Pass.
  • The mountains: Crestline, Lake Arrowhead, Running Springs and Big Bear, where snow, steep lots and wildfire exposure all affect insurance.
  • The Morongo Basin and beyond: Yucca Valley, Joshua Tree, Twentynine Palms, Barstow and Needles.

Which probate court? It depends where the house is

This one trips people up. Probate in this county is not heard at the San Bernardino Justice Center downtown. The Superior Court moved that probate clerk's office to the Fontana District on February 13, 2024. Decedents' estates, trusts and conservatorships are now filed and heard at two locations:

  • Fontana District, 17780 Arrow Blvd. Covers the valley, the Morongo Basin and most mountain communities, including San Bernardino, Fontana, Redlands, Ontario, Lake Arrowhead and Yucca Valley.
  • Victorville District, 14455 Civic Dr. Covers the High Desert, Barstow, Big Bear and the eastern desert, including Victorville, Hesperia, Apple Valley and Adelanto.

The Needles District handles a short list of simpler matters, such as small-value real property affidavits. Recorded documents, including deeds, liens and foreclosure notices, are kept by the San Bernardino County Assessor-Recorder-County Clerk (ARC) at the Hall of Records, 222 W. Hospitality Lane.

Fire seasons and insurance

The county has a long wildfire record. The 2003 Old Fire, pushed by Santa Ana winds, destroyed 993 homes and threatened San Bernardino, Highland and the mountain towns. The 2024 Line Fire started near Highland and forced evacuations. Owners in these areas sometimes tell us their carrier dropped them and they've moved to the California FAIR Plan, a basic fire policy with limits. If you're selling, keep the house insured through closing, whatever kind of policy it is.

How to read a Notice of Trustee's Sale

If a notice is taped to your door, it's because Civil Code 2924f makes the trustee post one on the property, plus another in a public place, at least 20 days before the auction. The same document is published weekly for three weeks and recorded with the ARC on Hospitality Lane. By the time it shows up, at least three months have passed since a Notice of Default was recorded (Civ. Code 2924). On a residential notice, look for:

  • the auction date, time and place, plus the trustee's name, address and phone number;
  • the street address and assessor's parcel number of the house;
  • an estimated total of the unpaid balance and costs;
  • a phone line or website, which the statute requires, for checking whether the date has been postponed.

The cutoff for reinstating, meaning paying what's past due plus allowed charges, generally falls five business days before the sale (Civ. Code 2924c). Whether you're in Rialto or Running Springs, you can also sell before the auction: we buy houses for cash, as-is.

San Bernardino County questions

Do you make offers on mountain cabins in Lake Arrowhead or Big Bear?

We review them case by case. Access, snow load, septic, and insurance or wildfire issues all factor into whether we can make a fair offer.

Where is probate heard for a house in San Bernardino County?

At the Fontana District or the Victorville District, depending on the property's community, not at the San Bernardino Justice Center. The court's 'Where Can I File?' page lists each area.

I can't get regular homeowners insurance. Can I still sell?

Yes. A FAIR Plan policy or a non-renewal doesn't stop a cash sale, though it can affect value. Keep some coverage in place until escrow closes.

Do you buy in the Morongo Basin or Barstow?

We'll look at any address in the county. Remote properties sometimes don't fit, and we'll tell you quickly if that's the case.

Nearby areas & more

San Bernardino County address? Start here.

Prefer to talk? Call or text (909) 602-0909.