Sell Your House Fast in Kings County, CA
From the county seat in Hanford to Corcoran and Avenal, sell your Kings County house as-is: take what you want to keep and leave the rest, and we'll handle the cleanout and the repairs after closing.
- ✓Zero fees, zero commissions
- ✓Any condition — leave the repairs to us
- ✓You choose the closing date
- ✓Local, family-owned team
Four Cities, a Navy Base and the Tulare Lake Basin
Kings County has four incorporated cities, Avenal, Corcoran, Hanford and Lemoore, and Hanford has been the county seat since the county was formed in 1893. Not every place that carries a city's name is inside one: Naval Air Station Lemoore lies west of Lemoore, on the far side of the Kings River, and the state lists it as an unincorporated area. Corcoran sits near the Tulare Lake Basin, and when the lake re-formed in 2023 the levee along the west side of town was being raised from 188 to 192 feet.
Census estimates count 46,986 housing units across the county, with a median year built of 1986. About 71% of that housing is detached single-family, 9% sits in buildings of two to four units and 4% is mobile or manufactured homes, while 46% of occupied units are rented.
Kings County Cities and Towns
Each Kings County city guide below walks through that town's streets, the age of its houses and its own PropertyRadar numbers.
Hanford
17,999 single-family homes; half valued at or below $375,000 (PropertyRadar)
Lemoore
6,949 single-family homes; half valued at or below $375,000 (PropertyRadar)
Corcoran
3,310 single-family homes; half valued at or below $275,000 (PropertyRadar)
Avenal, the county's fourth incorporated city, is on our homepage list of Kings County towns where we buy houses, too.
Kings County by the Numbers
Source: PropertyRadar property records, pulled October 20, 2026. Counts cover single-family properties with a site address in Kings County. "Median value range" means half of these homes have a PropertyRadar estimated value at or below $350,000 and fewer than half are at or below $325,000. Owner-occupied vs. absentee-owned is estimated from whether the owner’s mailing address matches the property or it carries a homeowner’s exemption. These are public-record estimates, not appraisals, and say nothing about any one home.
PropertyRadar finds 31,967 single-family homes with a Kings County site address. The biggest building era among them is 1990 to 2009, at 34%, and another 4,919 homes predate 1950. About 79% look owner-occupied. On the pull date it flagged 640 homes behind on property taxes, 48 in pre-foreclosure and 14 headed to a foreclosure auction, while 139 were listed for sale.
Probate in Kings County
Probate Code 7051 sends a California resident's estate to the county where that person was domiciled, wherever the death occurred. For Kings County residents that means the Superior Court of California, County of Kings, which runs a single courthouse at 1640 Kings County Drive in Hanford; probate goes through its Civil Division, which also takes civil, juvenile and landlord-tenant cases. Local Rule 114 routinely sends probate matters to a Superior Court Commissioner, who serves as a temporary judge only if the parties stipulate.
A few Kings practices are worth knowing before a first hearing. Probate filings have had to be electronic since July 1, 2021, through an approved e-filing service provider; self-represented parties are exempt, and wills, codicils and bonds aren't accepted that way. Kings has no probate chapter in its local rules and doesn't normally provide official court reporters for probate hearings, and since September 1, 2024 it has said a reporter may not be available for probate.
If the estate owns a house, the personal representative files a change in ownership statement, form BOE 502-D on the Kings County Assessor's forms list, with the county recorder or assessor before or when the inventory and appraisal is filed. Full probate isn't the only route: for deaths on or after April 1, 2025, a successor may petition the court to transfer a California primary residence without full probate if its gross value is $750,000 or less and at least 40 days have passed since the death. Which route fits a particular estate is a question for a California probate attorney.
Read more: Step-by-step: selling a house through probate in Kings County · California inherited-house guide
Foreclosure in Kings County
California law lets a lender force the sale of a home through a trustee, with no court case, once a required series of steps is complete. Under federal Regulation X, a servicer generally can't make the first foreclosure notice or filing until the borrower is more than 120 days behind. In Kings County the formal process starts when the Notice of Default is recorded with the Clerk/Recorder at the Government Center, 1400 W. Lacey Blvd., Hanford.
Each Notice of Default opens with a statutory warning that no sale date may be set until approximately 90 days after it's recorded, and that the owner may still sell the property if that sale closes before the foreclosure does (Civil Code 2924c). The law then requires three months to pass before notice of sale is given, and the auction can't come sooner than three months and 20 days after the default was recorded (Civil Code 2924). At least 20 days before the auction, the Notice of Trustee's Sale must be posted on the property and in a public place, published, and recorded with the county recorder (Civil Code 2924f).
From the recording of the default until five business days before the sale, the borrower can reinstate the loan by paying the amounts in default plus permitted costs and fees, which cures the default (Civil Code 2924c). HUD funds free or very low-cost housing counseling, and a California real estate or bankruptcy attorney can review the deadlines on a specific loan.
Read more: Selling a house in foreclosure: every option · California foreclosure timeline
Property Taxes and Public Records
Deeds and other documents affecting Kings County real estate are recorded at the Clerk/Recorder's office in the Government Center, 1400 W. Lacey Blvd. in Hanford, and each one needs a valid Assessor's Parcel Number and the property's street address on its face, or it won't be recorded. The office doesn't provide online access to recorded documents or its real estate indexes, so copies come through the office itself. State law has buyers file a Preliminary Change of Ownership Report with the Recorder's Office, and when one is missing the Recorder must add a $20 fee at recording.
Any Kings County property tax still unpaid at 5:00 p.m. on June 30 makes the property tax-defaulted, adding a $30 redemption fee and penalties of 1 1/2% of the unpaid taxes each month. A five-year installment plan, opened with at least 20% of the redemption amount and a one-time $100 fee, with current taxes paid on time, keeps the property out of the Tax Collector's power to sell while it stays in good standing. Otherwise, five years after the default the property becomes subject to that power of sale; the county's own timeline describes its tax sale as held annually in March as needed, and the most recent sale was on March 12, 2026. The Tax Collector can confirm where a parcel stands, and a California real estate attorney or tax professional can explain the options.
Kings County Government Center, 1400 W. Lacey Blvd., Hanford, CA 93230 · official site
Kings Superior Court (the county's single courthouse); probate is handled by the Civil Division
1640 Kings County Drive, Hanford, CA 93230 · official site
Government Center-Bldg. 7, 1400 W. Lacey Blvd., Hanford, CA 93230 · official site
This is general information about how these processes work in California, not legal or tax advice. Deadlines and options depend on your exact situation — talk with a California probate, real estate or bankruptcy attorney and a tax professional before you make decisions.
Three Simple Steps to Sold
Listing a house can mean months of repairs, open houses, and buyers backing out. Here's how selling to Spark Home Offers works instead.
Tell Us About Your House
Fill out the short form or call/text us. We'll reach out within 24 hours to learn your situation and schedule a quick walkthrough.
Start Here →Get a Fair Cash Offer
After a 5-minute walkthrough, we look at the home's condition and recent nearby sales, then give you a clear cash offer and explain how we got there.
Close When You're Ready
We close at a reputable local title company on the date you choose. We cover the closing costs and you walk away with cash.
Kings County Home Seller Questions
Can I look up a recorded Kings County deed online?
No. The Kings County Clerk/Recorder doesn't provide internet access to its recorded documents, real estate records or indexes, and it asks people to contact the office for other ways to view or obtain documents.
Is probate for a Lemoore, Corcoran or Avenal estate heard in Hanford?
Yes. Kings Superior Court at 1640 Kings County Drive in Hanford is the only courthouse in the county, so probate cases from every Kings County town are handled there. A California probate attorney can explain what a particular estate has to file.
How do I report a Kings County property owner's death?
The Kings County Assessor says a death can be reported by sending a Preliminary Change in Ownership Report with a copy of the death certificate to the Assessor's Office at 1400 W. Lacey Blvd. in Hanford, and failing to report a death may result in penalties. An affidavit of death, including one for a joint tenant, is recorded with the Clerk/Recorder together with a certified copy of the death certificate. A California attorney can say which documents a particular title needs.
What happens to leftover money from a Kings County tax sale?
When a tax-defaulted property sells for more than is owed, parties of interest can claim the excess proceeds, with lienholders of record first in line and then anyone who held title before the tax deed, such as the former owner. Kings County won't consider a claim postmarked more than 12 months after the tax sale deed is recorded, and a former owner's claim must include a copy of the deed that granted the ownership interest plus a valid government-issued photo ID.
Are there any fees or commissions?
No. There are no agent commissions and no fees to work with us. We also cover the standard closing costs, so the offer we agree on is what you can expect to walk away with (minus any existing mortgage or liens on the property).
Do I need to make repairs or clean out the house?
No. We buy houses as-is. Take what you want to keep and leave the rest — we'll handle the cleanout and the repairs after closing.
Am I obligated to accept your offer?
Not at all. Our offer is free and there's no obligation. If selling to us isn't the right fit, we'll still try to point you toward a better option.
From Hanford to Avenal, Tell Us About the House
There are no fees to work with us and no obligation: describe the house, and you can have a fair cash offer in 24 hours. Call (559) 420-7887 or fill out the form to get started.