Sell Your Cerritos Home As-Is — No Repairs, No Agents, No Surprises
Want to Sell Your House For Cash In Cerritos, CA? We Buy Houses As-Is 100% FREE! Learn How Our Cash Home Buying Process Works!
We buy houses in Cerritos, CA, and we’ve been doing this in LA County since 2016. If you need to sell your house fast for cash — inherited property, a home with deferred maintenance, a probate situation, or just a life change that needs a clean exit — we’re one of the few cash home buyers in this area with a verified track record across 150+ transactions. Cerritos homes built in the 1960s and 1970s carry their own set of complications. Old electrical, aging plumbing, permit questions on additions — and when a parent or grandparent passes and leaves one of these homes to the next generation, the family often doesn’t know where to start. We do. You don’t have to repair anything, clean anything, or fly back to California to handle it. We make a written cash offer with a confirmed closing date, and what we offer is what you get.
“I have to say it was so easy, like pretty seamless too from start to finish… the amount that you offered us is exactly the same amount we got to check for, so no surprises there, which is always great.”
— Leslie
Situations We Help Cerritos Homeowners With
There are many good reasons to sell your house for cash in Cerritos. Here are a few!
Inherited or Probate Property in Cerritos
Cerritos was built out largely between 1969 and 1976, and a lot of the families who moved in during those early years are now in their 80s and 90s — or have already passed. When those homes transfer to adult children, they often come with decades of deferred maintenance, belongings no one has the heart to sort through, and a probate process that no one in the family was prepared for. We work with your probate attorney and can often purchase before probate closes, depending on your situation. The full cleanout is on us. You choose the closing date, and the offer we make in writing is exactly what you receive at the closing table.
Major Repairs or Code Violations
Cerritos homes built in the early 1970s often have aluminum wiring, original galvanized plumbing, and additions or garage conversions that were never permitted. If your property has open LADBS code violations, deferred foundation work, mold, fire damage, or unpermitted square footage, you don’t need to fix any of it before selling to us. We buy as-is. The violations get factored into the offer upfront and handled as part of the transaction — not introduced as a renegotiation three days before closing. We’ve bought fire-damaged condos stripped to the studs with asbestos issues. Cerritos fixer-uppers are not a problem. Tell us what’s there and we’ll tell you what we can do.
Divorce and Co-Ownership Sales
Selling a jointly owned home during a divorce is complicated enough without adding months of showings, open houses, and negotiating repairs. California is a community property state, which means both parties typically have equal ownership of a home acquired during the marriage — and both have to agree to the sale. We’re a neutral third party. We don’t take sides, we don’t communicate separately with one spouse against the other, and we don’t introduce surprises at the closing table. A fast, clean cash sale gets both parties their proceeds quickly and lets everyone move forward. All we need is both owners to agree and sign.
Out-of-State Heirs
Cerritos has one of the highest concentrations of Asian American homeowners in LA County, and many of their adult children have moved out of state — to Texas, the Pacific Northwest, the East Coast. When a parent passes and the home is left to a sibling group scattered across the country, managing a sale from a distance is genuinely hard. We handle the logistics so you don’t have to fly back. We coordinate property access, work with your probate attorney directly, and handle all the cleanout after closing. Signing and most of the process can happen remotely via DocuSign. What we offer in writing is what closes — no changes when the check is cut.
Facing Foreclosure in Cerritos
Cerritos homeowners carry some of the highest equity levels in LA County — and losing that equity to a trustee sale is a real risk if a Notice of Default goes unanswered. Under California AB 2424, which took effect January 1, 2025, a signed purchase agreement can postpone a trustee sale by up to 45 days, giving you time to close without the foreclosure completing. We move fast on pre-foreclosure situations because speed is what matters. If you’ve received a Notice of Default, call us today. Sellers should consult an attorney to understand how this law applies to their specific situation, but we can have a written cash offer to you quickly.
Problem Tenants or Rental Properties
A lot of Cerritos homeowners inherited a rental property that came with tenants already in place — sometimes family friends paying far below market rent, sometimes tenants who’ve stopped paying altogether. Navigating LA County’s RSO rules and Just Cause eviction ordinances while trying to sell is genuinely complicated, and most traditional buyers won’t touch a tenant-occupied property. We can close with tenants in place in most situations. We factor the tenant situation into our offer upfront — no last-minute surprises about what that means for the price — and we handle the cash-for-keys process ourselves when tenants need to be transitioned out. You don’t manage that piece.
Job relocations, family moves, and life changes that require leaving Cerritos quickly don’t have to mean leaving money on the table or managing a listing from your new city. We work around your relocation timeline, including ones that are still evolving. If your departure date shifts, we’ll work to adjust the close accordingly. We can provide up to $10,000 in upfront moving funds before closing, so you’re not waiting for escrow to complete before you can cover the move. A post-close leaseback is also available if you need to stay in the property briefly after the transaction closes. You focus on where you’re going — we’ll handle the property you’re leaving.
Senior Transition Sales
With more than a quarter of Cerritos residents over 65, senior transitions are one of the most common situations we see in this city. A parent who has lived in the same home since 1972 is now moving to assisted living, and the family is managing everything — the facility search, the move, and the house — all at once. We make that last part simpler. The closing timeline flexes around the transition, so the family isn’t forced to choose between the right care facility timeline and the real estate calendar. We can provide up to $10,000 in upfront moving funds, handle the full cleanout, and allow a post-close leaseback period if the senior needs extra time.
Vacant or Abandoned Properties
A vacant home in LA County is a liability that grows with every passing month. Property taxes in Cerritos run approximately $1,100 per month on a home at current market value, and that clock doesn’t stop while you decide what to do. Beyond the carrying costs, a vacant property risks squatter occupation — and once a squatter moves in, removing them through California’s legal system can take months and cost tens of thousands of dollars. When we get a vacant Cerritos property under contract, we move immediately to secure it — new locks, boarded entry points as needed — so you’re not vulnerable between signing and close. Speed and security matter here.
How We Buy Houses in Cerritos
Step 1
Tell Us About Your Property
Fill out the form on this page with your property address and basic details. We’ll follow up quickly — no automated runaround, no call center. You’ll hear from a real person who knows Cerritos.
Step 2
Get Your Written Cash Offer
We prepare a written, no-obligation cash offer with a confirmed closing date. The offer reflects the property as-is — no repair credits, no renegotiation after the fact. What’s on paper is what closes.
Step 3
Close on Your Schedule
You choose the closing date. We can close in as fast as 14 days, or work to a timeline that fits your probate, relocation, or transition schedule. Cash hits your account at close. That’s it.
The Honest Case for Selling Directly in Cerritos
A Cerritos home at today’s median value of around $1.1 million sounds like a lot on paper. And it is. But ‘top dollar’ and ‘most money in your pocket’ are two different things, and the gap is larger than most people realize before they run the actual numbers.
If you list with an agent and pay the standard 5% to 6% commission, you’re writing a check for $55,000 to $66,000 before closing costs, escrow fees, or repair requests from buyers. For a probate or inherited home that needs work, add contractor bids, permit costs, and months of carrying costs. Property taxes on a Cerritos home at current market value run roughly $13,300 per year — that’s $1,109 every month the home sits unsold. A traditional listing in this market takes an average of 38 days just to find a buyer, then another 30 to 45 days to close. That’s often three to four months of carrying costs before you see a dollar.
A fair cash offer doesn’t compete with what shows up on a listing site. It competes with what you’d actually net after commissions, repairs, holding costs, and time — and when you do that math honestly, the gap is almost always smaller than it looks from the outside, and sometimes it’s not there at all.
We’re not going to tell you a cash sale is always the right call. If your home is move-in ready, you’re not in a hurry, and you have the capacity to manage a listing, a traditional sale might net you more. We’ll tell you that directly if it applies to your situation. But if you’re managing a probate from out of state, dealing with a property that needs serious work, or just need to close a chapter of your family’s life without the months of process that comes with listing — the math on a direct sale is a lot more competitive than the industry wants you to believe.
“I sold this house with her help within two weeks. This is a person that you really, really need to call. Talk to her, trust in her, she’s the real person, she’s the real thing.”
-Monica C
Why Cerritos 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 offer we make in writing is the offer we honor at closing. We’ve never renegotiated a price after EMD — not once in ten years. That’s not something you can say about most cash buyers, and it’s the thing sellers remember most after the transaction is done.
Frank had received higher offers from other companies when he reached out to us about a fire-damaged property. He chose us anyway and stayed through closing. His reason: professionalism and personal ethics. That’s what we’re building this company on, and it shows up in deals exactly like his.
You’ll work with the same people from the first call through closing. No handoffs to a different department, no new point of contact once you sign. That consistency matters when you’re in a probate or a difficult family situation — you need to know who to call, and you need them to actually pick up.
We’re a small team, we’re local to LA County, and our mission is to leave every homeowner in a better situation than before they met us. Sometimes that means buying the house. Sometimes it means pointing someone toward a loan modification or a program they didn’t know existed. Either way, we’re here for the outcome that’s actually right for the family — not just the one that closes.
“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 ⭐⭐⭐⭐⭐
Frequently Asked Questions — Selling Your Cerritos Home
How does selling my house for cash work in Cerritos?
Selling your house for cash in Cerritos means selling directly to a buyer like Mrs. Property Solutions without listing on the MLS, hiring an agent, or making repairs. You submit your property information, receive a written no-obligation cash offer with a confirmed closing date, and choose when you want to close — often in as fast as 14 days. We buy in as-is condition, pay all standard closing costs, and the amount on the offer is the amount you receive at closing. There are no commissions and no fees charged to the seller.
Do I have to make repairs before selling my Cerritos house to you?
No. We buy Cerritos homes in any condition — foundation issues, mold, fire damage, outdated electrical, unpermitted additions, open code violations. You do not need to repair, clean, stage, or prep anything before selling to us. Any conditions on the property are factored into the offer upfront, not introduced as a renegotiation later. You can leave belongings behind and walk away — the cleanout is our responsibility after closing.
How long does probate take in Los Angeles County?
Probate in Los Angeles County typically takes 12 to 18 months for a standard estate, though contested cases or complex assets can extend that timeline significantly. However, selling the property does not always require waiting until probate closes. If the property is held in a trust, it can often be sold without court involvement. If there is a will and the executor has IAEA authority, a sale can proceed before the probate closes without requiring court confirmation. A probate attorney can advise on which path applies to your specific estate — we work alongside your attorney throughout the process.
Can I sell an inherited house in Cerritos while probate is still open?
Yes, in many cases. If the property is held in a living trust, the successor trustee can typically sell without any court involvement. If the estate is going through probate and the executor has been granted Independent Administration of Estates Act (IAEA) authority, a sale can usually proceed without court confirmation of the sale price. If the executor does not have IAEA authority, the sale may require a court confirmation hearing, which adds time but does not prevent a sale from happening. We have experience working within all of these scenarios alongside a seller’s probate attorney.
What is the difference between selling as-is versus listing with an agent in Cerritos?
Listing with an agent means preparing the home for the market — repairs, staging, photography, showings — and paying 5% to 6% in agent commissions at closing, which on a $1.1M Cerritos home comes to $55,000 to $66,000. The process typically takes 60 to 90 days from listing to close, and the final price is subject to buyer inspection findings and renegotiation. Selling as-is to a cash buyer means no repairs, no commissions, no showings, and a closing timeline you control — often 14 to 21 days. The trade-off is that a cash offer reflects the property’s current condition and the buyer’s costs, so it will generally be less than a repaired, fully listed property would fetch on the open market.
How do you determine the offer price for a Cerritos home?
Our offer is based on the home’s after-repair value — what the property would sell for on the open market after full renovation — minus estimated rehab costs and our operating margin. We assess the property’s condition, the work required to bring it to market standard, and comparable sales in the Cerritos area. We explain our reasoning when we present the offer. We do not make sight-unseen offers as our standard approach because we want the number we give you to be one we can stand behind through closing.
What happens if I have tenants living in my Cerritos property?
We can close on tenant-occupied properties in most situations. Los Angeles County’s RSO (Rent Stabilization Ordinance) and Just Cause eviction protections affect what the buyer can do with the property after closing, and we factor those realities into our offer upfront. Tenants are typically required to vacate before close, and we handle cash-for-keys arrangements when needed. We do not require you to pursue an eviction before approaching us — managing that process is part of what we take on when we buy a tenant-occupied home.
How fast can I sell my house for cash in Cerritos?
We can close in as fast as 14 days on most transactions. The timeline depends on the complexity of the situation — a standard title, a cooperative seller, and a clear probate path can all move quickly. Estate sales, properties with title issues, or situations where a probate court confirmation is required may take longer. We communicate the realistic timeline in the offer itself, and we commit to a closing date in writing. As of 2026, cash home buyers in LA County typically close in 14 to 21 days compared to the 60 to 90 days required for a traditional financed sale.
Do you charge any fees or commissions to sell my Cerritos home?
No. Mrs. Property Solutions does not charge the seller any commissions, agent fees, or closing costs in a standard transaction. We pay all standard closing costs on our end. The offer amount is what you receive — there are no deductions at the closing table for fees that weren’t disclosed before you signed. Liens, delinquent property taxes, or HOA arrears are typically settled from your proceeds at closing rather than paid out of pocket, and we disclose all of that before you sign anything.
What if I need to stay in my Cerritos home after it sells?
We offer post-close leaseback arrangements that allow you to remain in the property for a negotiated period after closing, typically up to 30 days. A portion of your net proceeds is held in escrow and released once you vacate. This is particularly useful for senior transitions, relocations where the departure date is still being finalized, or any situation where you need a bridge between the sale closing and your next housing step. Leaseback terms are agreed to before signing — it is not something introduced at the last minute.
“Cristina with Mrs. Property Solutions was by far the most responsive and easiest to talk to. She was professional, patient, and never made me feel pressured. I felt like she genuinely cared about helping me find the right solution.”
— Charlie L.
Helpful Resources for Cerritos Homeowners
These are some of the most common questions we hear from Cerritos homeowners before they call us — and the answers matter whether you sell to us or not. If you’re navigating foreclosure, trying to understand what probate actually requires in California, or weighing your options on an as-is sale, these articles give you the full picture. We’d rather you make an informed decision than a fast one.
- How to Stop Foreclosure in California: Your 2026 Guide
- What Happens If You Let Your House Go Into Foreclosure in California?
- The 2026 Guide to Selling a House As-Is in California
- What Are My Disclosure Requirements When Selling As-Is?
Other Cities We Serve Near Cerritos
Cerritos sits at the corner of LA County and Orange County, surrounded by communities that share a lot of the same housing stock and the same seller situations. If you have family property in Norwalk, Bellflower, or Artesia — cities that were built out in the same postwar and early 1970s wave as Cerritos — we work there regularly. Lakewood and Long Beach are neighboring cities where we’ve closed inherited properties and relocation sales on similar timelines. And if the property is just across the county line in Buena Park or the broader Orange County area, we work there too. The seller situation matters more to us than the zip code.