Sell Your Burbank Home As-Is: No Repairs, No Agents, No Surprises
Here is what this involves. No repairs, no cleanout, no agents, and no coordinating from far away. We walk you through each step, and the offer we agree on is what you receive.
We buy houses in Burbank, CA, and if you need to sell your house fast, we can give you a written cash offer with a confirmed closing date and no repairs required. We are local cash home buyers with 150+ homes purchased across Los Angeles County since 2016, and we specialize in the situations that traditional buyers and real estate agents have a hard time handling — inherited properties tied up in probate, homes with decades of deferred maintenance, tenants who won’t leave, and families managing an estate from out of state. Burbank’s postwar bungalows and ranch homes in Victory Park and Magnolia Park are aging, and the families who inherit them are often in Texas or Nevada or the Pacific Northwest trying to figure out what to do with a property they never planned to own. That is exactly the situation we were built for.
“I highly recommend Mrs. Property Solutions for solving your house needs. I value integrity and honesty when dealing with people and houses. Cristina has the highest integrity, you need to give her a shot if you sell a house!”
– Jerry P.
Situations We Help Burbank Homeowners With
There are many good reasons to sell your house for cash in Burbank. Here are a few!
Inherited & Probate Properties
Burbank has a deep base of postwar homeowners whose families are now navigating inheritances, and probate in Los Angeles County typically runs 12 to 18 months through the Superior Court. You do not have to wait for it to close before selling. Trust sales and IAEA-authorized executor sales can move earlier in the process, and we work alongside your probate attorney throughout — coordinating access, handling the property completely as-is, and taking care of the full cleanout if needed. Leslie, whose family managed a similar probate process with serious foundation issues and a house full of her father’s belongings, said the transaction was ‘so easy, like pretty seamless from start to finish,’ and that the offer amount was the exact figure on the check at closing.
Major Repairs & Code Violations
Burbank’s housing stock skews heavily toward 1940s through 1960s construction, which means outdated electrical panels, galvanized plumbing, single-pane windows, foundations that have moved over 70 or 80 years, and in some cases unpermitted additions or ADUs the city has flagged. We purchase homes in any of these conditions, completely as-is. Open LADBS code-violation cases and city fines are typically settled from the seller’s proceeds at closing — you do not resolve them beforehand. Ace, who dealt with both fire damage and an active squatter situation at the same time, said the transaction turned ‘a stressful situation into a smooth process,’ and closed in about two weeks without a lengthy legal battle.
California is a community property state, which means most homes purchased during a marriage are owned equally by both spouses, and both must agree to and sign any sale. We are neutral, we communicate with both parties, and we do not take sides. A cash sale removes the open-house schedule, the contingencies, and the months of carrying costs that a traditional listing adds on top of an already difficult process. When a Burbank home needs to be sold as part of a divorce decree, speed and certainty matter — the longer the property sits as a shared obligation, the more complicated the separation becomes. We move quickly, honor the price we offer, and close on a date that fits the agreement.
Out-of-State Heirs
A significant share of Burbank home sales we handle involve heirs living in Texas, Nevada, Arizona, or on the East Coast who cannot easily manage an LA County property from a distance. We coordinate property access remotely — installing a lockbox, working with a local contact, or scheduling contractor visits without requiring you to fly out — and handle all documents via DocuSign and remote notarization. We work directly with your probate attorney or trust administrator throughout. Monica sold her childhood home from New Hampshire, found us online around 10:30 at night, and closed within two weeks. ‘This is a person that you really, really need to call,’ she said afterward.
A Notice of Default on your Burbank property means the foreclosure process has formally started — it does not mean you have already lost the home. California law provides a 90-day window after the NOD before a Notice of Trustee Sale can be recorded, and under AB 2424, effective January 1, 2025, a signed purchase agreement can postpone a trustee sale by up to 45 days. Consult an attorney about your specific situation. What we can do is move fast: we close in as few as 14 days in most transactions. Property taxes on a Burbank home at the median value of around $925,000 run roughly $963 a month in carrying costs alone, and every month of delay has a real dollar cost. A pre-foreclosure sale can preserve the equity you have built instead of losing it at auction.
Problem Tenants & RSO Properties
Burbank’s rental market operates under the city’s own Rent Stabilization Ordinance, and LA County’s Just Cause eviction protections and relocation assistance requirements layer on top of that. If you own a property with tenants paying below-market rent, refusing to cooperate, or unwilling to vacate, we can buy the property without requiring you to complete an eviction first. All of those tenant-protection rules affect the property’s market value, and we factor them into the offer upfront — there are no surprises at closing. In situations where it helps, we also facilitate cash-for-keys arrangements directly with tenants to make the transition as clean as possible.
Relocating often comes with a tight timeline, whether it’s a new job, a family need, or a fresh start in another city. Once moving plans are set, a home that sits on the market for months can hold up the entire transition. A cash sale removes the need for showings, repairs, and the uncertainty of waiting on a buyer’s financing to come through. When a Burbank homeowner is preparing to move out of state or across the country, having one less thing to coordinate makes the process far less stressful. We can work around your moving date, not the other way around, and close whenever it fits your schedule. From the first conversation to the final closing, we keep things simple so you can focus on settling into your next chapter.
Senior Transitions
When a Burbank senior is moving out of the family home and into assisted living or a care facility, the family is already managing a hundred moving parts. We handle the property side completely. We can provide up to $10,000 in moving funds upfront before closing, coordinate a post-close leaseback if the senior needs additional time in the home, and take care of every item left behind so the family does not have to manage a cleanout. The closing timeline is built around the transition schedule, not ours. This is one of the more emotionally weighted situations we work through, and the property is the last thing the family should have to worry about.
How to Sell Your House Fast in Burbank
Step 1
Contact Us
Fill out the form with your property address and basic information. We will reach out quickly to learn more about the property and your situation.
Step 2
Get Your Cash Offer
We make you a written cash offer with a confirmed closing date, in as-is condition. No repairs, no commissions, no fees to you. No obligation to accept.
Step 3
Close on Your Terms
You choose the closing date. We can close in as few as 14 days in most transactions, or we can work around a longer timeline if that fits your situation better. You get your cash and move on.
The Honest Case for Selling Directly in Burbank
We want to be upfront about something: if your Burbank home is in good condition, recently updated, and you have the time to manage a traditional sale, listing with a real estate agent will likely produce a higher headline number. That is the honest answer, and we will say the same thing on the phone.
But for families inheriting a Burbank property, there is a variable that changes the math significantly. Under California’s Prop 19, if an heir does not move into the inherited home as a primary residence within 12 months of inheriting it, the property is fully reassessed at current market value. On a Burbank home assessed at $925,000 with a low inherited tax basis, that reassessment can mean thousands of additional dollars per year in property taxes, starting immediately. Every month the property sits while the family figures out what to do adds to that accumulating cost.
Then there are the agent costs. A 5% to 6% commission on a $925,000 Burbank home runs $46,250 to $55,500 — coming directly out of proceeds before you see a dollar. Add in the repairs a buyer’s inspector will request, staging, and holding costs during the listing period (property taxes alone run about $963 a month, plus insurance and utilities), and the actual net from a traditional sale is often meaningfully lower than the listing price suggests.
A cash sale does not require repairs. It does not require showings. It closes in as few as 14 days on a date you choose, and the amount we offer is the amount you receive. For Burbank families carrying a Prop 19 reassessment clock and the emotional weight of an inherited property, that certainty is worth a lot. Many sellers find, once they run the full math, that the cash offer nets more than they expected and the traditional listing nets less.
“I sent her a quick little email, and within hours she responded. I sold this house with her help, within two weeks. I’m really excited that it was so fast. This is a person that you really, really need to call!”
-Monica C
Why Burbank Homeowners Choose 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 47 five-star reviews from sellers navigating difficult life transitions.
The thing sellers most consistently say about working with us is that the price we offered was the price they received at closing. Frank, who sold a fire-damaged property with asbestos issues to us over competing offers that were higher, said it simply: ‘The amount agreed on was the amount agreed on. Because of the professionalism and my personal ethics, I stayed with this team.’ That is how we operate on every transaction, including yours.
We are a small, hands-on operation. You talk to the same people from the first call through closing. There is no handoff to a different department. Cristina or Tricia is reachable, and they show up — in person when it matters, and by phone or text in between.
Our mission is to leave every homeowner in a better situation than before they found us. Sometimes that means buying the house. Sometimes it means pointing a family toward a loan modification or another option that fits them better. We have done both, and we will be straight with you about which direction makes more sense.
“I’d spoken to other companies that buy houses. This way the only one that gave me what I thought was a fair cash offer!”
– Christina F.
Questions Burbank Homeowners Ask Before Calling
How does selling my Burbank house for cash actually work?
You fill out a short form or call us, we learn about the property and your situation, and we make you a written cash offer with a confirmed closing date. If you accept, we open escrow, handle the paperwork, and you choose the closing date — as fast as 14 days in most transactions. There are no repairs required, no agent commissions, and no fees to you. The offer we make is the offer that closes.
Will I get a fair price for my Burbank home?
You will get an honest price — one we calculate based on the property’s after-repair value, the cost of work needed, and our margin. We are not able to pay retail market value, and we will never tell you we can. What we will do is show you the math behind our offer so you can compare it honestly against what a traditional sale would net after commissions, repairs, and holding costs. Many sellers find the difference is smaller than they expected.
How long does probate take in Los Angeles County?
Probate in Los Angeles County typically takes 12 to 18 months from petition filing to court confirmation of sale. The timeline depends on the estate’s complexity, whether all heirs are in agreement, and the Superior Court’s current docket. However, you do not have to wait for probate to close before selling. Trust sales and IAEA-authorized executor sales can move earlier in the process. We work alongside your probate attorney and do not require probate to be completed before making an offer or opening escrow.
Can I sell an inherited Burbank house before probate is finished?
In many cases, yes. If the property was held in a living trust, a trustee can sell without going through probate at all. If the property is going through probate, an executor or administrator with IAEA authority — Independent Administration of Estates Act — can approve a sale without a full court hearing in many situations. Your probate attorney is the right person to confirm which path applies to your specific estate. We have worked through both processes and can coordinate directly with your attorney throughout the transaction.
What happens if I receive a Notice of Default in California?
A Notice of Default means the foreclosure process has formally begun, but it does not mean you have already lost your home. California law provides a 90-day period after the Notice of Default before a Notice of Trustee Sale can be recorded, and under AB 2424 — effective January 1, 2025 — a signed purchase agreement can postpone a trustee sale by up to 45 days. If you have equity in the property, a pre-foreclosure cash sale may allow you to capture that equity instead of losing it at auction. We recommend consulting with an attorney about your specific timeline and options.
Do I have to clean out the house before you buy it?
No. You take what you want and leave everything else. We handle the full cleanout after closing — furniture, personal belongings, years of accumulated items, all of it. This is one of the questions Burbank families managing an inherited home ask most often, and the answer is always the same: leave it, we will take care of it.
How much does it cost to sell a house with an agent in Los Angeles?
A traditional sale through a real estate agent in Los Angeles County typically costs the seller 5% to 6% in agent commissions alone. On a Burbank home at the median value of around $925,000, that is $46,250 to $55,500 coming directly out of your proceeds before you receive anything. Add in repairs the buyer requests, staging costs, and holding costs during the listing period — property taxes, insurance, utilities — and the actual net from a traditional sale is often meaningfully lower than the listing price.
How quickly can you close on a Burbank house?
We can close in as few as 14 days in most transactions once a contract is signed. If you need more time — to coordinate a move, work around a probate timeline, or manage a transition to assisted living — we can build a longer closing date into the offer as well. You choose the date that works for your situation.
Other Southern California Cities We Serve
Burbank sits at the center of some of LA County’s most active real estate markets, and the probate and inherited-property situations we handle there are just as common in the cities directly around it. The postwar housing stock that defines Victory Park and Magnolia Park runs east through Glendale and into Pasadena, and west through North Hollywood and Van Nuys — same era of homes, same family situations, same carrying-cost math. If you have a property in one of those cities, or if someone referred you to us for a home somewhere else in LA County, we work throughout the region.
Cities like Alhambra, El Monte, and San Fernando make up the broader LA County footprint we cover every month, and we also work in Riverside County, Orange County, and San Bernardino County. If you do not see your city below, call us — the service area is wider than what fits on any list.
Helpful Resources for Burbank Home Sellers
Selling a home in a difficult situation — especially an inherited property or one going through probate — involves decisions that go well beyond the transaction itself. The articles below cover the questions Burbank sellers ask most often. They won’t replace a conversation with your probate attorney, but they can help you understand what you are dealing with before you pick up the phone.
- How to Sell a House With Tenants in California (Legal Steps)
- What to Do If You Have Squatters in Los Angeles (And How to Get Them Out Legally)
- How to Sell a House As-Is in Los Angeles (Even If It’s Not in Perfect Condition)
- Who Pays for the Closing Costs When Selling a House in Los Angeles?