Cash Home Buyers Serving Downey Homeowners in Every Situation
You choose the closing date, whether that is next week or a few months out. We buy your Downey house in any condition and cover the standard closing costs.
We buy houses in Downey, CA for cash, and if you need to sell your house fast, we are the cash home buyers who can make it happen without the usual headaches. Mrs. Property Solutions has been purchasing homes across Los Angeles County since 2016, and Downey is one of the cities we know well. The housing stock here is largely mid-century — most homes were built between the late 1940s and the early 1970s, and a lot of families have owned those properties for decades. When a parent or grandparent passes, or when the carrying costs on a property finally catch up, or when life just changes direction, we are the local team that can step in and make the process simple. No repairs. No agent commissions. No cleaning. You choose the closing date, and we handle the rest.
“I called you, you called me back within minutes, and I had already spoken to several other companies. They had all given me what I considered very fair offers for them. You were the only one that gave me a fair offer for me.”
— Christina Faircloth
We Buy Houses in Downey in Any Situation
Every homeowner’s reason for selling for cash is different. Here are the situations we handle most often in Downey.
Inherited a home in Downey? You are not alone. A lot of the properties we purchase in Downey are mid-century homes that have been in a family for 40 or 50 years, and when that generation passes, the heirs are often working adults who live out of state and have no interest in managing a property from a distance. We work alongside your probate attorney and can purchase before probate closes in many cases, depending on how the estate is structured. We handle the full cleanout, we coordinate property access so you don’t have to fly to LA just to let a contractor in, and the offer we put in writing is the offer you receive at closing. No last-minute surprises, and no cleaning required.
Major Repairs or Code Violations
Older homes in Downey carry the full range of mid-century challenges: aging electrical and plumbing, foundation issues, unpermitted additions or garage conversions, open LADBS code-violation cases, and deferred maintenance that has compounded for years. None of that disqualifies a property from a cash sale with us. We purchase in as-is condition, we factor repair scope into our offer upfront before you sign anything, and we do not come back after EMD to renegotiate based on what we find during the inspection. What we offer is what you get.
When a marriage ends and both parties need to move on, the last thing anyone wants is a drawn-out listing, months of showings, and an ongoing financial tie to a shared property. We buy jointly owned homes from divorcing couples and close on a timeline that works for both parties. Both owners with legal authority to sell need to agree and sign, and we stay neutral throughout — we do not communicate separately with one side against the other. Our job is to close cleanly so both of you can start the next chapter.
Vacant or Abandoned Property
A vacant property in Los Angeles County is a liability that compounds every month. Property taxes in LA County run approximately 1.25% annually — on a Downey home worth $850,000, that is roughly $10,625 a year in carrying cost alone, before insurance, utilities, or code-violation fines. And squatter risk in LA County is real: once someone occupies a vacant property, removing them is an expensive and time-consuming legal process. Once we get a property under contract, we move immediately to secure it on your behalf so you are not exposed to additional risk while we close.
A Notice of Default does not mean you have already lost your home — it means the foreclosure clock has started, and you may still have enough equity to exit cleanly. Downey home values have held strong, and many homeowners in this situation find that a cash sale lets them walk away with money in hand rather than losing everything at a trustee sale. Speed matters when you’re facing foreclosure, and we move fast. In California, a signed purchase agreement can also postpone a scheduled trustee sale by up to 45 days under AB 2424, which may give you the time you need to close. We are not attorneys and we cannot give legal advice, but we can move quickly and honestly.
Difficult or Non-Paying Tenants
Tenant-occupied properties in Downey can be complicated to sell on the open market, especially when a tenant is behind on rent or simply will not cooperate with showings. Los Angeles County’s Just Cause eviction rules and RSO requirements add another layer of complexity that most traditional buyers will not touch. We can close with tenants in place in many situations, and we handle cash-for-keys and relocation coordination when needed. The tenant situation gets factored into the offer upfront — not used as a reason to renegotiate later.
Downey is a city people put roots down in, and when life pulls you somewhere else — a job, family, a change of season — selling a home on a tight timeline is stressful. We buy homes from Downey homeowners who need to relocate on a fixed schedule, and we can also work around timelines that are still shifting. If you need to stay in the property a few weeks after closing while your move comes together, we offer post-close leaseback arrangements. And if you need funds before closing to cover moving costs, we can provide up to $10,000 upfront to help bridge the gap.
Senior Transition
When a parent or grandparent needs to move into assisted living or a care facility, the family is already carrying a lot. Managing a property sale on top of that transition can feel impossible. We have helped many Downey families sell the family home while coordinating the senior’s move — connecting them with movers, arranging access, handling the full cleanout so the family does not have to sort through decades of belongings. We move on a timeline that works around the care transition, not the other way around, and the family can leave anything behind that they do not want to take.
How to Sell Your House Fast in Downey
Step 1
Submit Your Property Information
Fill out the form on this page with your property address and contact information. We will follow up quickly — usually within hours, not days.
Step 2
Receive a No-Obligation Cash Offer
We review the property, ask a few questions, and put together a written cash offer with a confirmed closing date. No repairs required. No obligation to accept.
Step 3
Choose Your Closing Date and Get Paid
You pick the timeline that works for you. We close through a licensed escrow company, and you receive your cash at closing. Most transactions close in 14 to 21 days.
The Honest Case for Selling Direct in Downey
I want to be straightforward with you, because I think you deserve a clear picture before you decide anything. If your Downey home is in good shape and you have the time and bandwidth to list it, working with a real estate agent may put more money in your pocket on paper. That is the honest truth.
But “top dollar” and “most money in your pocket” are two different things, and in Downey, the math is worth running. The median home value here is around $850,000. At a standard agent commission of 5% to 6%, you are looking at $42,500 to $51,000 in fees before you factor in the cost of any repairs the buyer’s inspector requests, staging, and months of carrying costs while the listing sits. Add the annual property tax carry of roughly $10,625 on a typical Downey property, and every month the listing takes is real money out of your net.
For homeowners dealing with a probate property, a major repair situation, difficult tenants, or a property that has been sitting vacant, the math often closes the gap faster than people expect. And for families who are already stretched thin emotionally and logistically, the value of a fast, clean close with no surprises is real — even if the offer number is not the same as a listed price. We are not the right fit for everyone. But for the homeowners we do work with, we close on the terms we agreed to, and we do not come back to renegotiate.
“Working with Cristina from Mrs. Property Solutions was very easy. She paid me what she said and had good communication throughout the process.”
— Jack Thrill
Why Downey 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 put in writing is the offer you receive at closing. We do not renegotiate after the EMD is in escrow, and we do not use the inspection period as leverage to push the price down. That is not how we operate, and our review record reflects it.
Leslie, who sold an inherited home with us after her father passed, said it well: “The amount that you offered us is exactly the same amount we got to check for, so no surprises there, which is always great.” Her estate had serious foundation issues, a full house of belongings to deal with, and both sisters lived out of state. We handled everything.
We are a small team, not a call center. You work with the same people from first conversation to closing, and we pick up the phone.
“Cristina is extremely hard working and diligent in everything she does! She makes the process seamless and keeps you informed the whole way. She is professional, smart, and gets the job done quickly and effectively!”
— Nicole Pollock
Frequently Asked Questions: Selling Your House in Downey, CA
How quickly can you close on my Downey home?
We can close in as fast as 14 days in most transactions, though many Downey sellers prefer a 21 to 30-day timeline to coordinate their move. You choose the closing date that works for you, and we build the transaction around it.
Do I have to make repairs before selling to you?
No. We purchase Downey homes in as-is condition, regardless of the extent of deferred maintenance, open code violations, foundation issues, unpermitted additions, or anything else we find during our walk-through. You do not repair, clean, or stage anything. We handle all of that after closing.
Will you charge me any fees or commissions?
No. We pay all standard closing costs, and we do not charge real estate agent commissions, hidden fees, or any cost to the seller. What we offer is what you receive at closing.
Can you buy my Downey house if it’s in probate?
Yes. We work alongside probate attorneys and can purchase inherited properties at various stages of the probate process. In many cases — including trust sales and transactions where the executor holds IAEA authority — we can close before probate formally concludes. We coordinate directly with your attorney and do not require you to have the estate fully settled before we make an offer.
How long does probate take in Los Angeles County?
Probate in Los Angeles County typically takes 12 to 18 months when the process runs its full course, though complex estates with disputes, multiple heirs, or creditor claims can take longer. The probate court for Downey properties is the Los Angeles County Superior Court. Depending on how the estate is structured, it may be possible to sell before probate closes, which can significantly reduce the carrying costs on the property during that period.
Can I sell my Downey house during probate?
Yes, in many situations. California law allows probate sales in certain circumstances, including when the executor or administrator has been granted Independent Administration of Estates Act (IAEA) authority. Trust sales often proceed without court confirmation at all. We can review your specific situation and let you know what is possible — and we always recommend working with a probate attorney for legal guidance on the estate.
What if I have tenants living in my Downey property?
We can close on tenant-occupied properties in most situations. Los Angeles County Just Cause eviction rules and RSO requirements are factored into our offer upfront. In some cases we close with tenants in place; in others we coordinate cash-for-keys and relocation assistance before closing. We will tell you clearly what is possible based on your specific situation before you sign anything.
What is the difference between selling as-is to a cash buyer versus listing with an agent in Downey?
Listing with an agent in Downey will typically generate a higher headline price, but involves commissions of 5% to 6% (roughly $42,500 to $51,000 on an $850,000 home), repair requests from buyers, months on market, and ongoing carrying costs during the listing period. A cash sale closes faster, has no commissions or fees, and requires no repairs or cleaning. The right choice depends on your property condition, your timeline, and what you actually need from the sale.
How do you determine the cash offer on my Downey home?
We start from the property’s estimated after-repair value — what it would sell for on the open market after full renovation — and work backward from there, accounting for estimated repair costs, closing costs we absorb, and our operating margin. We walk through the math transparently and explain how we arrived at the number. We do not make offers we cannot stand behind, and we do not lower them after the fact.
What happens after I accept the cash offer?
Once you accept, we open escrow with a licensed escrow company and begin the inspection period — typically 10 to 14 days — during which we bring our contractors through the property to confirm our repair estimate. The earnest money deposit goes into escrow at the end of that period, and we proceed to closing. You do not need to do anything except choose when you want to move. We handle the coordination from there.
Serving Downey and the Surrounding Communities
We work throughout Los Angeles County and the surrounding area, and Downey sits right at the center of the Gateway Cities corridor we know best. If you have a property in a nearby city, we can help there too. We regularly buy houses in Norwalk, Bellflower, Compton, Whittier, Pico Rivera, South Gate, and Paramount — all of the communities that border Downey and share much of the same housing profile. And we buy throughout Los Angeles County and into Riverside, Orange, and San Bernardino Counties as well.
Helpful Resources for Downey Homeowners
Whether you are dealing with a probate property, facing foreclosure, or just trying to understand your options before calling anyone, these guides are a good place to start. We put them together because we believe you should go into any conversation — with us or with anyone else — knowing what the process actually looks like.
- 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?