Local Cash Home Buyers in Los Angeles County
What we offer is what you get, with no renegotiating and no surprises at the closing table.
We buy houses in Los Angeles from homeowners who need to sell fast, and as local cash home buyers based in Pasadena, we’ve been doing it across LA County since 2016. Most people call us because something happened. A parent passed and left a house nobody knows what to do with, the repairs cost more than anyone wants to pay, or they’ve been a landlord far longer than they ever planned and they’re done.
We work in every part of the county, including the South Bay, Long Beach, the San Gabriel Valley, the San Fernando Valley and the Antelope Valley. We buy homes of every kind, single-family houses, condos, duplexes and mobile homes, vacant or with tenants still in them, and you don’t have to make repairs, clean anything out or sit through a showing. A lot of LA’s housing is decades old, so we expect deferred maintenance going in and it’s already built into our number.
We make you a written cash offer, you pick the closing date, and you can leave behind anything you don’t want to take. The price on the contract is the price you’re paid on closing day, and in 150+ homes we’ve never changed a seller’s price after their deposit went into escrow.
What Los Angeles Homeowners Are Saying
“Cristina was super helpful when I needed to sell my mom’s house in Woodland Hills. We were going through a really difficult probate situation and she was able to smooth the process over and making selling a lot easier. I would highly recommend her!”
– Joshua Watts
We Buy Los Angeles Houses in Any Condition and Any Situation
These are the situations we see most often across Los Angeles County. If yours isn’t here, call us anyway, because we’ve probably handled something close to it.
If you inherited a house in Los Angeles, you can sell it as-is without fixing it, emptying it or managing it from another state. Many of the inherited homes we buy have sat empty, still full of a parent’s things, with siblings who don’t agree on what comes next. We buy at any stage of probate or trust administration and work directly with your attorney or trustee. Take what matters to your family and leave the rest with us. Many of our heirs live in other states and handle the whole sale from wherever they are.
Major Repairs and Code Violations
We buy Los Angeles homes in any condition, whether the house has foundation cracks, a roof that should have been replaced ten years ago, fire damage, mold, an unpermitted garage conversion or an open code case with the city. You don’t need a contractor or a single bid before we make an offer. We price the repairs into our number upfront, so nothing gets renegotiated once we’re under contract. If a city inspector has already been out, send us what they wrote up, and we’ll explain what it means for your sale before you decide anything.
Selling a house during a divorce in Los Angeles usually comes down to two people who need to move on without another long negotiation. Both owners sign the same contract, and we send the same information to both of you, so nobody has to wonder what was said behind their back. There are no showings to schedule around each other and no repair requests to fight over. When you and your former spouse already agree the house has to go, we can usually confirm a closing date within a few days of your first call.
Vacant Houses and Squatters
An empty house in Los Angeles draws break-ins, vandalism, city nuisance notices and squatters, and owners of vacant homes tell us it’s the thing that worries them most. We buy vacant LA houses quickly, and once one is under contract we change the locks and board up the doors and windows so nobody gets in before closing. You won’t have to drive over every week to check on it. We’ve also bought houses with squatters already inside and handled getting them out without a court battle, so an occupied house isn’t a reason to wait.
Foreclosure and Notice of Default
A Notice of Default means the foreclosure process has started, and most homeowners who get one still have time to act. Selling before the trustee sale can protect the equity you’ve built, and back payments and liens are usually paid from your proceeds at closing, so nothing comes out of your pocket. If a loan modification or another program would let you keep the house, we’ll tell you that first, before any offer. We’ve walked away from deals more than once because staying put was the better answer for the family, and we’d do it again.
Tenants and Rent-Controlled Units
You can sell a Los Angeles rental with tenants still living in it, rent-controlled units included, and you don’t have to evict anyone first. A lot of the landlords who call us are worn out from late rent, damage or a tenant who won’t leave. We factor LA’s rent control and eviction rules into our offer, and when it makes sense we handle cash-for-keys ourselves, which means paying a tenant to move out by agreement so nobody ends up in court. You can hand over the keys and the headache on the same day.
Hoarder and Cleanout Houses
If a house holds years or decades of belongings, we buy it exactly as it sits. You don’t have to sort, donate, rent a dumpster or spend your weekends hauling things to the curb, because we handle the whole cleanout after closing. We’ve walked into houses like this in every part of LA, and a full house usually comes from grief, distance or years of life piling up, so nobody on our team is there to judge you or the house. Keep the photos and the things that matter to you, and leave everything else with us.
If you’re relocating out of state, we can buy your Los Angeles home on a schedule built around your move. Some sellers call us with a hard departure date and others are still working out where they’re headed, and if your plans shift, we move the closing with you. Depending on your situation, we can provide up to about $10,000 upfront to help with moving costs. Pack what you want to keep, leave the furniture and boxes you don’t, and we’ll handle the cleanout once we close, so the house isn’t one more thing on your list.
How to Sell Your House Fast in Los Angeles
Selling directly for cash skips the showings, repairs and lender approvals, so most Los Angeles sales with us can close in as fast as 14 days.
Step 1
Contact Us
Call us at (626) 344-9579 or fill out the short form with your Los Angeles property’s address. There’s no cost and no obligation to move forward.
Step 2
Get Your Cash Offer
We look at the home’s condition and recent sales nearby, then give you a written all-cash offer, as-is, with a confirmed closing date. You decide if it makes sense.
Step 3
Get Your Cash!
Pick the closing date that works for you, as fast as 14 days or later if you need time. We close at a local title company and pay standard closing costs.
Selling for Cash vs. Listing With an Agent in Los Angeles
Most agents won’t walk you through this math before you sign a listing agreement, so we will. The typical home in Los Angeles County is worth about $873,000 as of August 2026, according to Zillow, and a 5 to 6 percent commission on that runs $43,650 to $52,380. That money comes out of your proceeds at closing, before you’ve paid for a single repair, a month of property taxes and insurance, or the utilities on a house nobody is living in.
Then there’s the time. A financed sale usually takes 60 to 90 days once a buyer is found, and along the way there are showings to work around, an inspection that often turns into a list of repair requests, and a buyer’s loan that can still fall through in escrow. A lot of sellers end up negotiating the price down twice before they ever get to the closing table.
When you sell to us, there’s no commission, no showings and nothing to clean out. You can close in as fast as 14 days or pick a later date if you need it, and once your deposit goes into escrow, the price is locked, so it doesn’t change after an inspection.
We’re not trying to talk you out of listing. If your house is in good shape and you’re not in a rush, an agent might put more money in your pocket, and we’ll tell you that if it’s true for you. When you’ve inherited a house with a probate timeline running, or you’re managing a tenant you never planned on having, the math looks different, and a certain number on a date you choose is often worth more than a bigger one that might fall apart in escrow.
“I worked with Mrs. Property Solutions on a property in the Hollywood Hills and had a great experience. It was a house that had pretty extensive mold damage and was problematic to lots of other buyers. But Cristina and her team were able to get it pushed through anyway and had great communication and a great attitude the whole way through. I would definitely recommend them to anyone that needs to sell their house in Los Angeles.”
– Andrew Robbins
Why Los Angeles Sellers Trust Mrs. Property Solutions
Mrs. Property Solutions is a female-owned, faith-centered cash home buying company founded in 2016 by Cristina Ortega, a Los Angeles County real estate investor who has purchased 150+ homes across Southern California. The company specializes in inherited properties, probate sales, pre-foreclosure situations and distressed homes throughout LA County, and has earned 50+ five-star reviews from sellers navigating difficult life transitions.
When Leslie and her sister inherited their dad’s house, they both lived out of state, the foundation needed work and every room was still full of his things. We worked with their probate attorney, handled the cleanout and closed in 21 days, and the check matched the original offer to the dollar.
We’re a small mom-and-pop team in Pasadena, and the person you talk to on the first call is the same person walking you through closing day. Our goal is to leave you in a better situation than before you met us, even if that means telling you not to sell.
“I was dealing with some personal issues and needed to sell my house fast in the South Bay / Los Angeles area. I reached out to a few different homebuying companies but Cristina with Mrs. Property Solutions was by far the most responsive and easiest to talk to. I would definitely recommend them to anyone who needs to sell their house quickly and wants to work with someone honest, responsive and easy to communicate with.”
– Charlie Lara
Areas We Serve Across Los Angeles County
San Gabriel Valley
This is our backyard, and a lot of the homes we see here have stayed in one family for decades, in Pasadena, Alhambra, El Monte, Baldwin Park, West Covina, Diamond Bar and Pomona.
Central LA, Glendale and the San Fernando Valley
Hillside homes in Hollywood and Valley ranch houses in Northridge and Woodland Hills are a big part of what we buy, along with houses in Glendale, Burbank, San Fernando and Panorama City. Inside the city itself, we buy in East LA, South LA, West LA and every neighborhood in between.
Southeast LA and the Gateway Cities
On the southeast side of the county, sellers call us from Montebello, Pico Rivera, Whittier, Downey, Norwalk, Bellflower, South Gate, Lynwood, Compton, Cerritos and Lakewood.
South Bay, the Westside and Long Beach
Closer to the coast, we cover Inglewood, Gardena, Hawthorne, Torrance, Redondo Beach, Santa Monica, Carson and Long Beach.
North LA County
Up in Santa Clarita, Lancaster and Palmdale, many of the houses we see are vacant or owned by someone who lives somewhere else.
Contact Mrs. Property Solutions — Los Angeles County
Mrs. Property Solutions
1100 Riviera Dr, Pasadena, CA 91107
(626) 344-9579
mrspropertysolutions.com
Los Angeles County is home for us. Our office is in Pasadena, and we buy houses in every part of the county, whether yours is a few blocks away or out in the Antelope Valley.
We Also Buy Houses Across Southern California
Los Angeles County is where most of our work happens, and we also buy houses for cash across the rest of Southern California, including Orange County, Riverside County, San Bernardino County and the High Desert cities of Victorville and Apple Valley. San Diego County is a smaller part of what we do, so if you’re there, we’ll tell you directly whether we’re the right fit.
What Makes Mrs. Property Solutions Different
Most cash buyers write a check and move on. After doing this in Los Angeles since 2016, we’ve learned the families who call us are usually dealing with a lot more than a house.
Depending on your situation, we can help you with:
Up to $10,000 Upfront for Moving Costs
Assistance Coordinating Your Move
A Flexible Closing Date
Help Rehoming Pets
Support with Transitioning Tenants
Guidance Through Messy Title Issues
Selling a house your family has history in is hard enough, and nobody should feel rushed through it.
When the Cannon family needed to move their mother into an assisted living facility, the house was the last thing they wanted to be managing. We closed on their timeline, handled everything they left behind, and made sure the transition was as smooth as it could be during a hard time. That’s what “we’ll handle everything” actually looks like in practice.
Frequently Asked Questions
These are the questions Los Angeles homeowners ask us most before they decide anything.
How fast can I sell my house in Los Angeles?
In most cases, you can sell your Los Angeles house for cash in as fast as 14 days. There’s no lender approval, no showings and no inspection repairs to wait on. If probate, a title issue or tenants are involved it can take longer, and you can always choose a later closing date if you need more time.
Will you lowball me on my Los Angeles house?
No. Every offer is based on your home’s condition, recent sales nearby and the real cost of repairs, the same math every cash buyer uses, and we’ll walk you through it if you ask. We don’t promise full market value, because no cash buyer can pay that, and we’d rather tell you that upfront.
How do I know a cash home buyer in Los Angeles is legitimate?
Check for a real local address, reviews from past sellers you can read, and a sale that closes through a title company. We’re based at 1100 Riviera Drive in Pasadena, we’ve bought 150+ homes since 2016, and we have 50+ five-star reviews. Every sale we make closes through a local title company.
Will the price change before closing?
No. The offer you sign is the offer you get paid. We never change a seller’s price after the earnest money deposit, the good-faith money placed in escrow, goes in, even when the house turns out to need more work than we expected.
Should I sell to a cash buyer or list with an agent in Los Angeles?
It depends on your house and timeline. On a Los Angeles County home worth about $873,000, a 5 to 6 percent commission runs $43,650 to $52,380 before repairs and carrying costs. If the house is in good shape and you can wait, listing may net you more. If you need speed and certainty, a cash sale usually fits better.
Can I sell an inherited house in Los Angeles before probate is finished?
Yes, in many cases. An executor with full authority under California’s Independent Administration of Estates Act can often sell before probate closes, and a home held in a living trust can usually be sold by the trustee without probate. Confirm your specific authority with your probate attorney, since every estate is different.
What happens after a Notice of Default in California?
A Notice of Default starts the foreclosure process, and you usually still have time to sell. California requires at least three months between the Notice of Default and the notice of sale. Since 2025, AB 2424 can also postpone a trustee sale by at least 45 days in some cases. Talk to an attorney about your exact deadlines.
Can I sell my Los Angeles house with tenants living in it?
Yes. We buy tenant-occupied Los Angeles homes, including rent-controlled units, without requiring you to evict anyone first. We factor local rent control and just-cause eviction rules into the offer, and we can handle cash-for-keys, an agreement that pays a tenant to move out, when relocation is needed.
Do I have to make repairs or clean out the house before selling?
No. We buy Los Angeles homes as-is, including houses with foundation issues, fire damage, mold, unpermitted work or code violations. You can also leave behind any furniture or belongings you don’t want, and we handle the full cleanout after closing at no cost to you.
Who pays closing costs when I sell to Mrs. Property Solutions?
We do, in standard transactions. Mrs. Property Solutions pays typical closing costs, including escrow fees, title insurance, transfer tax and recording fees. In rare situations like short sales or complex title problems, a seller contribution may come up, and if it does, we tell you well before you sign, never at the closing table.
Can I sell my Los Angeles house if I live out of state?
Yes. Many of the inherited Los Angeles homes we buy belong to heirs who live in another state. We can walk the property for you, coordinate with your probate attorney and the title company, and handle documents remotely, so most out-of-state sellers never have to fly back to California to close.
Do you buy houses outside Los Angeles County?
Yes. Los Angeles County is our home base, and we also buy houses throughout Southern California, including Orange, Riverside, San Bernardino and San Diego counties. San Diego is a smaller part of our footprint, so if you’re there, we’ll tell you directly whether we’re the right fit for your situation.
Ready to Sell Your House in Los Angeles?
We buy houses fast for cash in Los Angeles and across Southern California. Fill out the short form and we’ll get back to you with a written cash offer, no repairs, no agent commissions and a closing date you choose.
Helpful Guides for Los Angeles Homeowners
If you’d like to read more before you call, these guides cover what Los Angeles sellers ask us about most, and they’re useful whether or not you ever sell to us.