Sell Your House Fast in Union City, California. Any Condition, Any Situation.
A direct cash offer puts you in control of your closing date. Whether your home is in Decoto, Alvarado, or anywhere across Union City, we buy as-is, so you skip the repairs, the showings, and the agent commissions entirely.
Prefer to talk first? Call us at (833) 330-1625
Ready to see what your Union City home is worth in cash?
Enter your address and we'll review your home, then reach out with a straightforward offer. No obligation, no pressure.
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Inherited a Union City Home, Facing Foreclosure, or Dealing with a Difficult Tenant? We Can Help.
Every seller's situation is different. Some people need to close before a bank files the next foreclosure notice. Others are sorting through an estate and just want the property handled without a drawn-out listing process. If you're weighing your options in Union City, here's where we've been able to help - and what you should know before you decide. If you want a broader overview, our guide on how to sell your house as-is covers the full picture.
Inherited Property and Proposition 19
California's Proposition 19 changed the property tax transfer rules for inherited homes. If you inherited a property in Decoto, Alvarado, or anywhere else in Union City and don't plan to use it as your primary residence, the home will be reassessed at current market value — which in a $1.26M median market, can mean a significant property tax jump. Many heirs decide a cash sale is the cleaner path. Also worth knowing: California probate can require court approval depending on what authority was granted to the personal representative. We're familiar with that process and can work within the timeline. You won't be rushed, but you'll have a clear path forward.
Pre-Foreclosure and the California NOD Timeline
In California, the foreclosure process is non-judicial. After a Notice of Default is recorded, you have a minimum of three months before a Notice of Trustee's Sale can even be issued — and the actual sale can't happen until at least 21 days after that notice is posted, mailed, and published. That means there's often more time than sellers realize. But the clock is running. If you've received a default notice on your Union City home, a cash sale can pay off the outstanding loan balance through escrow and stop the process. The key is not waiting until the window closes.
Tenant-Occupied Homes
California's tenant protections are among the strongest in the country, and Union City follows state law on notice requirements, just-cause eviction, and relocation assistance for certain tenants. Selling a rental property with occupants is complicated on the open market — buyers with financing are often reluctant, and the showing process is disruptive for everyone. We buy tenant-occupied homes. We've done it before, and we understand what the rules require. You don't need to clear the property before you sell.
Code Violations and Unpermitted Additions
Unpermitted additions are common in the East Bay — a converted garage, an added bedroom, a granny flat built without a permit from Union City's building department. On the traditional market, these issues create real problems: lenders won't finance a home with certain violations, and buyers back out when inspections surface them. We buy homes in as-is condition, including properties with open permits or code issues. You don't need to resolve anything before closing. We factor those items into our offer directly.
Relocation and Job Changes
Union City's location along I-880 and near BART makes it a commuter city — and commuter cities see a lot of relocation-driven sales. Whether you're moving for a job in the South Bay or leaving the Bay Area entirely, managing a listing, showings, and negotiations from out of the area is stressful. A cash sale with a defined closing date gives you a clean exit on a schedule that works.
Homes That Need Major Work
Roofs, foundations, water damage, deferred maintenance — we buy them. In a market where median prices are north of $1.2M, the cost gap between a fully renovated home and one that needs work is significant. But that doesn't mean you need to fund the repairs yourself. We make an offer based on the home's condition as it stands, and you take what's useful from the property before we close. Nothing needs to be staged, cleaned out, or repaired.
Whether you're dealing with an inherited home, a difficult tenant situation, or a property that needs serious work - we can give you a straight answer about what we can offer.
Get Your No-Obligation Cash OfferUnion City Is a Strong Seller's Market - Here's Why a Cash Offer Still Makes Sense
Union City sits in one of the inner East Bay's most consistently in-demand corridors. Median home prices are in the mid-$1.2M range, and most well-priced homes go pending within two weeks. The combination of BART access, proximity to Fremont and the Silicon Valley tech corridor, and direct I-880 connectivity keeps buyer demand steady even when Bay Area markets elsewhere cool off. At any given time, there are only around 60 to 70 active listings across the entire city - that's a tight inventory pool.
So why would someone in a competitive market consider selling for cash? Because speed and certainty have real value here. On a $1.26M home, the traditional listing path involves agent commissions of roughly $63,000 to $75,000, plus potential repair costs, carrying costs during the listing period, and the risk that a financed buyer's loan falls through after you've already invested weeks in the process. For some sellers - especially those dealing with inherited property, code issues, or a time-sensitive situation - the math on a cash sale is straightforward. Check out Union City real estate market data from HomeLight for additional context on seasonal timing.
Sources: Realtor.com 2026 city-level data; Redfin Feb 2026; Zillow 2026 median list price. Market conditions vary by neighborhood and property type.
Union City's local economy reflects that commuter-corridor dynamic. Many residents work in Fremont, Hayward, Oakland, or further into the Silicon Valley and life sciences hub - and the city's I-880 and BART access makes that possible. When job changes, relocations, or life events push homeowners to sell quickly, a competitive market doesn't automatically make the traditional listing process the right choice. The right choice depends on your timeline, your property's condition, and what you're trying to accomplish.
How the Alameda County Escrow Process Works When You Sell to Us
California doesn't use real estate attorneys to close home sales - it uses escrow companies. In Alameda County, that means a licensed escrow officer and title company handle the closing, hold the funds, and manage the transfer of ownership. Here's exactly what happens when you work with us, from first contact to funded close.
- 1
You Tell Us About the Property
Call us at (833) 330-1625 or fill out the form on this page. We'll ask basic questions about your home's condition, current situation, and your timeline. No obligation at this stage - we're just gathering enough information to put together a real number.
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We Make a Cash Offer
We typically present a written cash offer within 24 to 48 hours. The offer accounts for your home's current condition, the Union City market, and what we'd need to put into the property after purchase. No repairs required on your end. California sellers are still required to provide a Transfer Disclosure Statement and Natural Hazard Disclosure for known material defects - even in as-is sales. We'll walk you through what that looks like in practice, and it won't slow down your timeline.
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You Choose the Closing Date
If you accept the offer, you pick the closing date. Most sellers choose something between 14 and 30 days out. Some need more time - we can accommodate that too. There's no pressure to rush if your situation calls for flexibility.
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Escrow Opens in Alameda County
We coordinate directly with a licensed escrow company serving Alameda County. They handle the title search, hold the funds in trust, pay off any existing mortgage or liens from the proceeds, and prepare all closing documents. You won't need to manage this process - escrow runs it. Note that Alameda County documentary transfer taxes typically apply to the transaction; we factor that into our offer so there are no surprises at the closing table.
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You Sign, Escrow Closes, You Get Paid
You sign the closing documents - either at the escrow office or via notary if that's more convenient. Once signed and recorded, funds are released to you. No waiting on a buyer's loan approval, no last-minute contingency negotiations, no deal falling apart the week before closing.
A Note on California Seller Disclosures
Even in an as-is cash sale, California law requires you to complete a Transfer Disclosure Statement (TDS) covering known defects, and a Natural Hazard Disclosure (NHD) identifying relevant hazard zones. For homes built before 1978, a federal lead-based paint disclosure also applies. These are standard - they protect you legally and are a normal part of every California residential sale. We handle these as part of the process, not as obstacles. For more general guidance on selling in California, the Sell my house fast in California page covers the broader state context.
Certainty vs. Maximum Price - Knowing the Real Trade-off in a $1.2M Market
In a hot market, the traditional argument for listing is simple: multiple offers, strong prices, fast sales. And in Union City, that can absolutely happen. But "fast" on the open market still means weeks of showings, an accepted offer that may depend on financing, an inspection period, and an escrow that can take 30 to 45 days after acceptance - all while your situation keeps evolving. The question isn't which path gets you more money in the best case. It's which path gives you the outcome you can count on. Here's the honest comparison.
| Factor | Cash Sale to Eagle Cash Buyers | Listing with an Agent |
|---|---|---|
| Time to close | As few as 14-21 days after acceptance | 30-60+ days in escrow after a 2-4 week listing period |
| Agent commissions | ✓ None - no listing agent or buyer's agent fees | ✗ Typically 5-6% - on a $1.26M home, that's $63,000-$75,000 |
| Repairs before sale | ✓ None required - we buy as-is, including code violations | ✗ Buyers expect move-in ready or will negotiate credits |
| Financing contingency risk | ✓ No lender involved - no loan approval required | ✗ Buyer's loan can fall through after weeks of waiting |
| Closing date control | ✓ You choose the date that works for your situation | ✗ Driven by buyer needs and lender timelines |
| Showings and access | ✓ None - no open houses, no strangers walking through | ✗ Multiple showings required, especially for tenant-occupied homes |
| Alameda County transfer tax | Factored into our offer - no surprise at closing | Typically a seller responsibility - often overlooked in cost estimates |
| Outcome certainty | ✓ Written offer, defined close date, funded through escrow | ✗ Depends on market conditions, buyer pool, and negotiation |
Commission figures are estimates. Actual costs vary. Transfer tax rates are based on Alameda County rates applicable to Union City transactions. Off-market sales and equity trade-offs depend on each seller's individual circumstances.
Who We Are and How We Operate
Eagle Cash Buyers buys homes directly across California - from straightforward sales to properties with inherited title complications, open permits, tenant situations, and full renovation needs. We've bought homes with foundation issues in the East Bay, inherited properties still going through California probate, and rentals where the owner never wanted to deal with another eviction process. We've seen it.
We don't list homes. We buy them directly, using our own funds, and we close through a licensed escrow company in Alameda County. There's no bait-and-switch on price after we've opened escrow, and the offer we put in writing is the offer we close on. If you have questions before you're ready to commit to anything, call us at (833) 330-1625 - you don't have to fill out a form first.
Neighborhoods We Buy in Across Union City - and the Cities Around It
We buy houses throughout Union City, in every zip code and neighborhood. Below are the specific areas we serve - from established neighborhoods near Mission Boulevard to the residential streets of Decoto and Northgate. If your property is in Union City or a nearby Alameda County community, we can help.
Union City Neighborhoods
Also Serving Nearby Alameda County Cities
Ready to Skip the Listing Process and Close Through Alameda County Escrow on Your Schedule?
No agent commissions on a $1.26M home. No repairs. No open houses. No waiting on a buyer's financing to clear. Just a written cash offer, a closing date you choose, and funds delivered through a licensed Alameda County escrow company. Whether your property is in Decoto, Northgate, or anywhere else in Union City - we'll give you a straight answer about what we can offer.
No pressure, no fees, no obligation. Your information is used only to prepare your offer and will never be sold.
Common Questions
Your Union City Home Sale - Questions Answered
Real answers about selling your Union City home for cash - covering the Alameda County escrow process, California disclosure requirements, and what to expect at every step.
Do I still have to make disclosures if I'm selling my Union City home as-is for cash?
Yes - California law requires you to provide a Transfer Disclosure Statement (TDS) and a Natural Hazard Disclosure (NHD) even in an as-is cash sale. These forms ask you to disclose known material defects: water intrusion, roof problems, foundation issues, pests, or anything else that affects the value or livability of the home. If your home was built before 1978, a federal lead-based paint disclosure is also required.
Selling as-is means the buyer accepts the property in its current condition - it does not waive your duty to disclose what you know. We walk you through this process so there are no surprises. You can also review a California home selling guide for a plain-language explanation of what sellers are required to provide.
How long does escrow take in Alameda County after I accept a cash offer?
Cash sales in Alameda County typically close in 14 to 21 days once escrow opens - sometimes faster if the title is clear and all paperwork is in order. In a traditional financed sale, the buyer's mortgage adds 30 to 45 days to the timeline. With a cash buyer, the escrow company and title company in Alameda County handle the process directly: they verify title, coordinate payoff of your existing mortgage, and record the deed once all conditions are met.
If you need more time - for example, to find your next home or handle a probate matter - we can extend the closing date to fit your situation.
What happens to my mortgage when I sell my house for cash?
Your existing mortgage gets paid off through escrow at closing. The escrow company requests a payoff statement from your lender, and when the buyer's funds are deposited, your mortgage balance - plus any accrued interest and lender fees - is paid in full before you receive the remaining proceeds. You do not need to pay off the loan yourself before selling. As long as the cash offer exceeds what you owe, the process is straightforward and your lien is released at close.
My home has unpermitted additions - will you still buy it?
Yes. Unpermitted additions and code violations are among the most common reasons Union City homeowners reach out to us. Whether it is a converted garage, an added bathroom, or work done without pulling a permit from the City of Union City Building Division, we factor the current condition into our offer rather than asking you to resolve it first. You disclose what you know, we do our due diligence, and we price the home accordingly. You do not have to pay to bring anything up to code before closing.
I inherited a home in Decoto or Alvarado - does Proposition 19 affect what I can do with it?
Proposition 19, which took effect in February 2021, significantly changed the parent-to-child property tax transfer rules in California. Under the old rules, heirs could often keep the inherited home's low assessed value indefinitely. Under Prop 19, you generally must move into the inherited home as your primary residence within one year to qualify for the property tax benefit - and even then, only a partial exclusion may apply for higher-value properties.
If you inherited a home in Decoto, Alvarado, or anywhere else in Union City and do not plan to live in it, holding the property means paying taxes based on current assessed value - which on a $1.2M+ home can be substantial. Selling for cash lets you convert the equity quickly without taking on those ongoing costs. If the estate is still in probate, we can often work within that timeline - though you should confirm with the executor or your attorney whether court confirmation of the sale is required under California probate rules. Our frequently asked questions page has more detail on inherited property sales.
I'm behind on payments - how much time do I have before foreclosure in California?
California uses a non-judicial foreclosure process, which means the lender does not need to go to court. Once your lender files a Notice of Default, California law requires a minimum 3-month waiting period before a Notice of Trustee's Sale can be issued. After that notice is posted, mailed, and published, a minimum of 21 additional days must pass before the sale can occur.
In practice, you typically have 3 to 4 months from the Notice of Default before the home goes to auction - but that window can move quickly. If you are in Northgate, Mission-Garin, or anywhere in Union City and have received a Notice of Default, contact us right away. A cash sale can close in weeks and stop the foreclosure clock before the sale date is set.
Do you buy homes in specific Union City neighborhoods, or just anywhere in the city?
We buy homes throughout Union City - every neighborhood. That includes Decoto, Alvarado, Mission-Garin, Northgate, Lakes and Birds, Cabrillo, Fairway Park, Brookvale, and Downtown Union City. If your home is in the 94587 zip code, we want to hear from you regardless of the street or subdivision.
How do I verify that a cash buyer is legitimate in California?
A few things to check: the buyer should be able to provide proof of funds - a bank statement or letter from a financial institution confirming they have the cash to close. The purchase agreement should go through a licensed escrow company and a title company in Alameda County, not through an informal wire transfer. You should never be asked to pay upfront fees or sign over a deed before escrow closes.
Look up the company name with the California Secretary of State and search for reviews. We are transparent about our process from the first conversation - no pressure, no upfront costs, and every transaction closes through a licensed escrow and title company. If anything feels off with any buyer you are evaluating, trust that instinct and ask for documentation before signing.
My Union City home needs significant repairs - does that lower my cash offer a lot?
We price offers based on the home's current condition and what repairs will realistically cost. In a market where Union City homes are selling for around $1.26M, even a home that needs a new roof, updated plumbing, or cosmetic work throughout often has substantial equity. Our offer reflects the after-repair value minus the cost of the work we take on - but you keep the equity you have built and skip the months of contractor work, carrying costs, and agent commissions. If you want to understand more about the as-is selling process, our page on how to sell your house as-is walks through what sellers should expect.
Ready to see how the process works for your Union City home? Get a no-obligation cash offer - we handle the Alameda County escrow from start to finish.
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