Sell Your Los Angeles Home As-Is, No Repairs, No Agents, No Surprises
Selling your Los Angeles home can be simple. We handle the paperwork and the cleanout, you keep what matters and leave the rest, and you close on the day that works for you.
We buy houses in Los Angeles, CA, in any condition. If you need to sell your house fast and you’re tired of showings, repairs, and waiting on a buyer’s bank to come through, our team works as direct cash home buyers across all of Los Angeles, no agent in the middle and no financing to wait on. Whether you own a property in the San Fernando Valley, the South Bay, East LA, or the San Gabriel Valley, the process is the same.
We’ve been doing this since 2016, buying homes directly from homeowners across Los Angeles County. Most of the housing stock in the city was built around 1965, and a lot of it is older than that, so deferred maintenance is the rule here, not the exception. More than six in ten LA households rent rather than own, which means a large share of the sellers we talk to aren’t living in the property at all. They inherited it. They’re managing it from out of state. They’re done being a landlord. Whatever brought you here: probate, a tenant situation, repairs you can’t justify paying for, or you just need to move on, you’ll get a real cash offer with a closing date that holds, and you choose the timeline.
“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.”
— Charlie Lara
Situations We Help Los Angeles Homeowners With
Whether you’re facing financial pressure, dealing with probate in Los Angeles County, or simply need to sell your house fast in LA without making repairs, we provide practical cash solutions tailored to your circumstances.
Inherited and Probate Properties
If you inherited a house in Los Angeles, the math doesn’t work the normal way. The home might have sat for years before anyone could touch it, the family might be split on what to do, and the probate court timeline doesn’t care how busy your own life is. We buy inherited LA properties as-is, in any stage of probate or trust administration, and we work directly with your probate attorney or the estate’s trustee, so you’re not stuck translating legal language back and forth. You can leave everything behind, photos, furniture, decades of belongings, and we handle the cleanout. Out-of-state heirs can usually finish the entire sale without flying back to California.
Major Repairs and Code Violations
A lot of homes in Los Angeles are older than the people selling them, and that means foundation problems, outdated electrical, roofs that should have been replaced a decade ago, or an open LADBS violation nobody wants to deal with. We buy LA properties in any condition, fire damage, mold, unpermitted additions, and code violations included, and you never have to bring in a contractor before we make an offer. We factor the real cost of repairs into our number upfront, so there’s no surprise renegotiation once we’re under contract. If a city inspector has already been out, tell us. We’ve handled it before, and we’ll tell you what it means for your sale.
Selling a house during a divorce in Los Angeles usually isn’t about the house at all, it’s about two people needing to move on without one more drawn-out negotiation. We provide a neutral, fast cash sale that lets both parties split proceeds and walk away without agents, showings, or months of back and forth. We don’t take sides. Both people with legal ownership sign the same contract, and we communicate the same information to both parties so nobody feels like decisions are happening behind their back. If you and your former spouse already agree the house needs to sell, we can usually move from first call to a confirmed closing date within days.
Hoarder and Full Cleanout Situations
If a Los Angeles property has years, or decades, of belongings inside it, we buy it exactly as it sits. No sorting, no donating, no renting a dumpster and spending a weekend you don’t have hauling things to the curb. We handle 100% of the cleanout ourselves after closing, and there’s no judgment in how we look at the property or at you for how long it’s been this way. We’ve done this enough times to know that a full house isn’t a character flaw, it’s usually grief, or distance, or just life getting in the way and piling up. You walk away, and we handle what’s left behind.
Foreclosure in Los Angeles County
A Notice of Default doesn’t mean you’ve already lost your home, it means the foreclosure process has started and you likely still have time to act. We buy homes from Los Angeles County homeowners before the trustee sale date, which lets you capture whatever equity is left instead of losing it. Under California AB 2424, a signed purchase agreement can postpone a trustee sale by up to 45 days, giving us room to close before the deadline, but confirm your exact timeline with an attorney. Back taxes and mortgage arrears are typically settled from your proceeds at closing, so you don’t pay anything out of pocket. We move fast, because in foreclosure, speed is the whole point.
Tenant-Occupied and RSO Properties
More than six in ten households in Los Angeles rent instead of own, so if you’re trying to sell a tenant-occupied property here, you’re far from alone. We buy LA rentals with tenants still in place, including RSO units with below-market rents, and you don’t need to evict anyone before we close. We factor LA’s Rent Stabilization Ordinance, Just Cause eviction rules, and LAHD relocation requirements directly into our offer, and we handle cash-for-keys and tenant relocation when it’s needed. If you’ve been a landlord longer than you wanted to be and you’re just tired, we understand. You can hand us the keys and the headache at the same time.
If you’re relocating out of Los Angeles, the last thing you need is your old house holding up your new life. We buy LA homes on a timeline that flexes around your move, whether you have a hard departure date or you’re still figuring out exactly when you’re leaving. We can provide up to around $10,000 upfront to help cover moving costs, and if your departure date shifts, we’ll work to adjust the closing date with you instead of penalizing you for it. You can leave behind whatever you don’t want to move, furniture, old boxes, things you’ve been meaning to sort through, and we’ll handle the cleanout once we close.
Vacant Properties and Squatter Risk
A vacant house in Los Angeles is a target, for vandalism, for city nuisance citations, and for squatters, which is one of the biggest fears we hear from owners of empty properties here. We buy vacant and abandoned LA homes quickly, and once we have one under contract, we move immediately to secure it, locks, boarded entry points, whatever it takes to keep unauthorized people out before closing. You don’t need to drive over and check on it every week, and you don’t need to gamble on it sitting empty for months while you figure out what to do next. We can close faster than most vacant-property problems have time to get worse.
How the Process Works
Step 1
Tell Us About Your Property
Call us at (626) 344-9579 or fill out the short form on this page with your Los Angeles property’s address and your contact information. There’s no cost and no obligation to move forward.
Step 2
Get Your Written Cash Offer
We review your property and current Los Angeles market conditions, then present a written cash offer with a confirmed closing date. You’re never pressured to accept.
Step 3
Pick Your Closing Date
Choose the closing date that works for your timeline, as fast as 14 days or further out if you need it. We handle the paperwork and close at a local title company.
The Honest Case for Selling Directly
Most agents won’t walk you through this math, so we will. The median home value in Los Angeles right now sits at just over $951,000. A traditional agent commission of 5 to 6 percent on a sale at that price runs somewhere between $47,500 and $57,000, money that comes straight out of your proceeds at closing, before you’ve paid for a single repair, a single showing, or the months a financed sale typically takes to close.
That’s not us trying to talk you out of listing. Some homes do better on the open market, and if yours does, we’ll tell you that instead of pushing a deal that isn’t right for your situation. But if you’ve inherited a La Habra property with a probate timeline running, or you’re managing a tenant you didn’t plan on dealing with, the math usually looks different. Carrying costs, vacancy, and the time it takes to get a house market-ready add up fast, and none of that shows up on a real estate agent’s pitch.
None of this means selling directly is automatically the right call for every Los Angeles homeowner. If your house is in solid shape, you’re not in a rush, and the traditional market in your neighborhood is strong, listing with an agent might put more money in your pocket, and we’ll tell you that if it’s true. What we won’t do is pretend “top dollar” and “most money in your pocket” mean the same thing, because for a lot of the families we work with, fast, certain, and as-is beats a higher number that takes three months and a dozen what-ifs to get there.
“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
Why Los Angeles Homeowners Choose Mrs. Property Solutions
Our mission is simple, leave you in a better situation than before you met us, even when that means we tell you not to sell at all.
We never renegotiate after escrow opens. The offer you sign is the number you see at closing, no exceptions, no last-minute surprises.
When fire damage once led to a squatter situation for one of our sellers, we paid the squatters directly to leave and secured the property within about two weeks, no court battle. That’s the kind of fast, decisive help we bring to Los Angeles homeowners facing the same fear.
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, foreclosure, and distressed home situations throughout Los Angeles County, and has earned 50+ five-star reviews from sellers navigating difficult transitions.
We’re a small team, not a call center. You’ll talk to the same people from your first call to your closing day.
“I am very happy with how Cristina and Trisia were able to help me sell my home!… There were problems on my end with squatters holding up the sale and they were able to come up with fast and effective solutions that otherwise would have been a lengthy process and a legal battle.”
— Ace Lothario
We Buy Houses Across Los Angeles County & Beyond
Central LA/ Hollywood/ Valley Edge
San Gabriel Valley
East LA / Southeast LA
- Montebello
- Pico Rivera
- Whittier
- Downey
- Norwalk
- Bellflower
- South Gate
- Lynwood
- Compton
- Cerritos
- Lakewood
South Bay / Beach Cities
North LA County / High Desert
Contact Mrs. Property Solutions — Los Angeles County
Mrs. Property Solutions
1100 Riviera Dr, Pasadena, CA 91107
(626) 344-9579
mrspropertysolutions.com
*Locally owned and operated in the greater Los Angeles area
“I had a great experience working with Cristina to sell my house. I highly recommend Mrs. Property Solutions!”
— Rebecca Spence
Frequently Asked Questions About Selling a House in Los Angeles
Will you lowball me on my Los Angeles home?
No. We calculate every Los Angeles offer using your home’s actual condition, current comparable sales, and real repair costs, the same math every cash buyer uses, and we’ll walk you through that math if you ask. We don’t promise “full market value,” because no cash buyer can pay that and still make a margin, and we’d rather tell you the truth upfront than win your trust with a number we can’t honor at closing.
Will the price change at closing?
No. The offer you sign is the offer you get paid, every time. We never renegotiate the price after your earnest money deposit is in escrow, even if it costs us money to honor the original number.
Should I list with a realtor instead to get more money?
It depends on your home and your timeline. On a Los Angeles home near the current median value of $951,000, a 5 to 6 percent agent commission alone runs $47,500 to $57,000, plus months of carrying costs and repair requests, before you ever see a check. If your home is in great shape and you’re not in a hurry, listing might net you more. If you want certainty and speed, selling directly usually wins.
How long does probate take in Los Angeles County?
Probate in Los Angeles County typically takes 9 to 18 months from filing to final distribution, though it can run longer if there’s a dispute among heirs or the estate is complex. You don’t have to wait for probate to close to sell in many cases, trust sales and IAEA-authorized executor sales can often move before the court finalizes everything.
Can I sell a house during probate in California?
Yes, in many circumstances. If you’ve been named executor with IAEA authority, or the property is held in a trust, you can often sell before probate formally closes. Always confirm your specific authority with your probate attorney, since every estate is different.
What happens when you receive a Notice of Default in California?
A Notice of Default starts the formal foreclosure timeline, but it doesn’t mean you’ve lost your home yet. Under California AB 2424, a signed purchase agreement can postpone a scheduled trustee sale by up to 45 days, which gives you room to sell and capture remaining equity instead of losing it. Talk to an attorney about your specific deadlines.
Can I sell my Los Angeles house if I have tenants living in it?
Yes. We buy tenant-occupied Los Angeles properties, including RSO units, without requiring you to evict anyone first. We factor LA’s Rent Stabilization Ordinance and Just Cause eviction rules into the offer and can help with cash-for-keys if relocation is needed.
What if I can’t afford to fix up my house before selling?
You don’t need to fix anything. We buy Los Angeles homes in as-is condition, foundation issues, fire damage, mold, unpermitted work, and code violations all included in our offer, with no repairs required from you.
Do you pay closing costs?
Yes, in standard transactions Mrs. Property Solutions pays 100% of typical closing costs, escrow fees, title insurance, and recording fees. In rare situations, like short sales or complex title issues, a seller contribution may be discussed, but only if it’s disclosed well before you sign, never at the closing table.
How fast can I close on my Los Angeles house in 2026?
Most Los Angeles cash sales with us close in 7 to 21 days, compared to the 60 to 90 days a typical financed sale takes once a buyer is found. You choose your own closing date inside that window, and we build the inspection period around whatever timeline works for you.
Helpful Guides for Los Angeles Homeowners
If you want to go deeper into any of this before you call, the guides below cover the most common questions Los Angeles sellers bring to us, probate timelines, foreclosure deadlines, squatter situations, and what selling as-is looks like in practice.
- Selling an Inherited Home in Los Angeles: What You Need to Know
- How to Sell a House As-Is in Los Angeles (Even If It’s Not in Perfect Condition)
- What to Do If You Have Squatters in Los Angeles (And How to Get Them Out Legally)
- How to Sell a House with Code Violations in Los Angeles
- Selling Your House During a Divorce in Los Angeles (2026 Complete Guide)
- Selling Your House When You Move Out of Los Angeles (2026 Guide)