Sell your house fast in Los Angeles, CA
We buy houses across LA County as-is, for cash, from the Valley to Long Beach. Get a fair offer within 24 hours and close on the date you choose.
- Any condition, any situation
- We pay all closing costs
- Close in as little as 2–3 weeks
Get your Los Angeles cash offer
Takes 30 seconds. No obligation.
Prefer to talk? (312) 818-3954
Why Los Angeles homeowners sell to us
LA homes are expensive to fix, slow to permit and hard to insure. Whether it’s an inherited house, a rental with tenants or a property that needs major work, we buy as-is.
Inherited homes & probate
Many LA families inherit homes they can’t afford to keep. We work with executors and heirs.
Rentals with tenants
Sell a rental with tenants in place. We follow the rules that apply to the property.
Major repairs & permits
Unpermitted additions, foundation or roof problems? We buy as-is.
Wildfire & insurance issues
Hard-to-insure or fire-affected property? We can still make an offer.
Sold in 3 simple steps
Tell us about the house
Fill out the form or call. We’ll ask a few questions about the property and your timeline.
Get a fair cash offer
After a short walkthrough, you get a written offer within 24 hours, with the math explained.
Close on your date
California sales close through escrow. Close in as little as 2–3 weeks, or on the date you pick. We pay all of your closing costs.
We buy all over Los Angeles County
We buy across Los Angeles County.
“I lost my job and got behind on my mortgage… We closed in 9 days and I avoided foreclosure.”
“My brother and I inherited our mom’s house… They handled the entire process.”
Reviews from BAM sellers. We’ll add Los Angeles seller stories here as we close more deals locally.
What selling a house in Los Angeles looks like right now
Los Angeles County has a huge range of housing, from 1900s Craftsman bungalows in Highland Park and Pasadena to 1950s ranch homes across the San Fernando Valley and newer tracts in the Antelope Valley. A lot of it is old. Homes built before 1978 may have lead paint, and many older houses have original plumbing, wiring or raised foundations that need work. Unpermitted additions and garage conversions are common and can slow a traditional sale. Wildfire risk is real here, as the January 2025 Eaton and Palisades fires showed, and some owners have had trouble finding or affording insurance. Landlords with older rental buildings in the City of LA also deal with rent stabilization rules. Prices are high, so many owners have big equity but little cash for repairs. That is why some choose to sell as-is.
Los Angeles market snapshot, August 2026
35.4% of homes sold above list price, with an average sale-to-list ratio of 99.5%
Data: Redfin, City of Los Angeles, August 2026.
Probate, taxes and foreclosure in the Los Angeles area
Each county runs these a little differently. Here’s what matters when you’re selling an inherited house, dealing with back taxes or trying to stay ahead of a foreclosure. General information, not legal advice.
Los Angeles County County seat: Los Angeles
- Probate
- Probate is handled by the Superior Court of California, County of Los Angeles, Probate Division, with its main probate department at the Stanley Mosk Courthouse, 111 N. Hill St. in downtown Los Angeles. As of 2026, estates under $208,850 can often skip full probate, and a primary residence worth up to $750,000 can pass by a simpler court petition (for deaths on or after April 1, 2025).
- Property taxes
- The Los Angeles County Office of the Assessor sets values and the Los Angeles County Treasurer and Tax Collector collects the bills. Appeals go to the County of Los Angeles Assessment Appeals Board, with a regular filing period of July 2 to November 30 each year.
- Foreclosure and tax sales
- California foreclosures are usually non-judicial trustee sales. At least three months must pass after the notice of default is recorded, then the trustee must give at least 20 days’ notice of a public auction held in the county. Homes in tax default for five years become subject to the Treasurer and Tax Collector’s power to sell at public auction, and you can redeem by paying in full by the last business day before the auction.
Where we buy houses around Los Angeles
We buy in every part of the metro, in any condition. These are some of the areas and ZIP codes we see most.
- Highland Park90042early 1900s Craftsman bungalows on hilly lots
- Eagle Rock900411920s to 1940s Craftsman and Spanish revival homes
- Boyle Heights90033, 90023older bungalows and Victorians, many multi-unit lots
- South Los Angeles90003, 90037, 90044early 1900s bungalows and small duplexes
- Watts90002, 90059small single-story homes on narrow lots
- Inglewood90301, 90302, 90303, 903051920s to 1950s bungalows and ranch homes
- Compton90220, 90221, 90222postwar single-story homes
- North Long Beach908051940s and 1950s postwar tract homes
- Van Nuys91405, 914061950s ranch homes and older apartments
- North Hollywood91601, 91605, 916061940s and 1950s bungalows and ranches
- Pacoima91331postwar single-story homes, many with add-ons
- Sylmar913421950s to 1970s ranch homes near the foothills
- Pasadena91103, 91104, 91107Craftsman bungalows and period revival homes
- Pomona91766, 91767, 91768older bungalows and 1950s tracts
- Whittier90601, 90602, 906051920s homes near Uptown and postwar tracts
- Lancaster and Palmdale93534, 93535, 93550, 935511980s to 2000s stucco tract homes in the high desert
What a Los Angeles seller actually walks away with
The list price isn’t what you keep. Here’s an illustrative example for a dated Los Angeles house that needs work. We set the example’s after-repair value a little under the City of LA median of about $1.06 million, since a dated house that needs work usually sits below the middle of the market.
| List it yourself | Sell to BAM as-is | |
|---|---|---|
| Sale price after repairs | $1,000,000 | Your offer amount |
| Repairs before listing | −$85,000 | $0 |
| Agent commissions (5.5% assumed) | −$55,000 | $0 |
| Title, escrow, transfer tax and other seller costs (est. 1.5%) | −$15,000 | $0, we pay them |
| Holding costs for 3 to 4 months (est. 1%) | −$10,000 | $0 |
| Inspection repair credits and concessions (est. 1%) | −$10,000 | $0 |
| What you walk away with | $825,000 | Your offer, dollar for dollar |
Illustrative example, not an offer or appraisal. Commissions are negotiable and every house is different. Agent commissions are negotiable and not set by law; ask for the full amount in writing before you list. In Southern California the seller commonly pays for the owner’s title policy, and escrow fees are often split, though both can be negotiated. Los Angeles County charges a documentary transfer tax of $1.10 per $1,000. The City of Los Angeles adds $4.50 per $1,000 (0.45%), and Culver City, Santa Monica, Pomona and Redondo Beach have their own city rates. As of July 1, 2026, Measure ULA adds 4% on City of LA sales of $5.4 million to under $10.9 million and 5.5% at $10.9 million or more.
Compare our cash offer to that bottom-line number, not to the list price. If it’s close, you skip the repairs, the showings and months of waiting. If listing will clearly net you more, we’ll tell you.
Sources for this page (10)
- locator.lacounty.gov/lac/Location/3176798/los-angeles-county-superior-court—central-dist
- courts.ca.gov/sites/default/files/courts/default/2024-11/de300.pdf
- bos.lacounty.gov/services/assessment-appeals/assessment-appeals-information/
- ttc.lacounty.gov/auction-general-information/
- california.public.law/codes/civil_code_section_2924
- california.public.law/codes/civil_code_section_2924f
- lavote.gov/home/recorder/property-document-recording/documentary-transfer-taxes/general-in
- finance.lacity.gov/faq/measure-ula
- california.public.law/codes/revenue_and_taxation_code_section_11911
- redfin.com/city/11203/CA/Los-Angeles/housing-market
Facts checked September 2026. Laws, deadlines and fees change, so confirm details with the county or a local attorney before you rely on them.
Selling a house for cash in Los Angeles
Can I sell a house in California probate?
Yes. Under California’s Independent Administration of Estates Act, many executors can sell without a court confirmation hearing, which makes the process much faster. Your probate attorney will confirm what applies.
How long does foreclosure take in California?
Most California foreclosures are non-judicial trustee sales. After a notice of default, the lender generally has to wait about three months before scheduling a sale, then give at least 20 more days’ notice. That window is your chance to sell first.
Do you buy houses with unpermitted work?
Yes. We buy houses with unpermitted additions or garage conversions as-is. Just tell us what you know.
Who handles the closing?
A California escrow and title company handles the closing. We pay all of your closing costs.
Does Measure ULA apply to my house sale in Los Angeles?
Only if the property is inside the City of Los Angeles and sells for a high price. As of July 1, 2026, the City’s Office of Finance lists a 4% ULA tax on sales from $5,400,000 to under $10,900,000, and 5.5% at $10,900,000 or more. Most homes sell well below that. Every sale in the city still pays the regular city transfer tax of $2.25 per $500 (0.45%), plus the county’s $1.10 per $1,000. Cities like Glendale or Burbank are not part of ULA.
I inherited my parents’ house in Los Angeles. Will the property taxes go up?
Probably, unless you move in. Under Prop 19, a parent’s low Prop 13 tax base only carries over if the home becomes your principal residence and you file for the homeowners’ exemption within one year. Even then, for transfers from February 16, 2025 to February 15, 2027, the exclusion is capped at the old taxable value plus $1,044,586. If you keep it as a rental or leave it empty, the assessor reassesses it to current market value.
Can I sell a house while it’s still in probate in Los Angeles County?
Yes. The personal representative can sell once the court has issued letters. If the court granted full authority under the Independent Administration of Estates Act, California law says the sale does not need court confirmation. The heirs are usually given a Notice of Proposed Action first. Without full authority, the sale goes back to the judge for confirmation, which can add weeks and invite overbids in the courtroom.
Get your Los Angeles cash offer today
Free, no obligation, and an answer within 24 hours.