We buy houses across San Joaquin County

Selling a house in San Joaquin County

San Joaquin County has 823,815 people (Census, 2025), and about 62% of homes are owner-occupied. It has eight cities: Escalon, Lathrop, Lodi, Manteca, Mountain House, Ripon, Stockton and Tracy. Mountain House is the newest, a city since July 1, 2024. We buy houses across the county as-is with our own cash, and close in as little as two weeks or on the date you pick.

Deeds are recorded by the San Joaquin County Assessor-Recorder-County Clerk at 44 North San Joaquin Street in Stockton, with same-day recording until 4pm. The county’s transfer tax is $1.10 per $1,000 of the price, and the City of Stockton adds its own tax inside city limits. When you sell to us, we cover the standard closing costs.

Probate moved to Lodi

If you’re an heir or executor, this one matters. Since February 3, 2025, San Joaquin Superior Court has heard probate in Lodi, in Department L2 at 315 West Elm Street, not in downtown Stockton. Our inherited house guide explains when probate is needed and when it isn’t.

Levees, farms and the Delta

Much of the county sits on land drained by levees built in the early 1900s, and reclamation districts still maintain them. Homes in FEMA high-risk areas with a federally backed loan must carry flood insurance, though the county’s standing in FEMA’s rating system cuts premiums by 15% in high-risk areas and 5% elsewhere. It’s worth checking your current flood zone before you sell.

Near farmland, the county has a Right-to-Farm notice: noise, odors, dust and spraying from normal farm work “shall not be considered to be a nuisance”, and sellers sign a disclosure statement about it. We buy rural and farm-edge single-family houses as-is.

Behind on property taxes?

Installments go delinquent after December 10 and April 10, with a 10% penalty. Taxes unpaid after June 30 go into default with 1.5% a month in interest, and after five years the property is subject to the Tax Collector’s power of sale at public auction. A supplemental bill stays with the person who owned the house when it was issued, even after a sale. If you’re behind, a cash sale can pay the taxes from the proceeds at closing.