Get a Cash Offer for Your House
Any condition. No repairs, no cleaning, no showings, no strangers walking through. Tell us about the house and you'll hear back within one business day — a real offer in writing, next to an honest estimate of what listing it would net instead. You choose.
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How it works
The form below takes two minutes — address, condition in your own words, and your timeline. No obligation, and nothing is shared outside our team.
Within one business day: a written cash offer AND a realistic estimate of what the house would likely net listed on the open market. Most "we buy houses" companies show you one number. We show you both, because we do both.
Take the cash and close in as little as 7–14 days on your schedule. Or list it — full service or flat-fee. Or keep the numbers and think about it. There's no fee and no pressure either way.
Who's buying?
It depends on the house. Some homes we buy directly. For others we bring offers from a small group of vetted local investors we work with regularly — you still deal only with us, and the offer still comes in writing with a clear net figure. Either way, we're a licensed California brokerage, not an out-of-state wholesaler: Miguel A. Vazquez, Broker, DRE #01717478, and our reputation lives here.
When a cash offer makes sense
And when it doesn't: if your house is in decent shape and you can give a sale 30–60 days, listing usually nets meaningfully more. We'll tell you that to your face — it's the other half of our business.
- The house needs work you don't want to fund or manage — damage, deferred maintenance, unpermitted additions
- You inherited a house (especially out of the area) and want a clean, fast resolution
- You're behind on payments and need certainty before the clock runs out
- Tenants are in place and you'd rather not manage a listing around them
- A date is driving everything — a move, a divorce settlement, a probate deadline
Want to see the math first?
Our free tool compares a cash offer against listing, using your numbers.
Other ways to sell
Frequently asked questions
Who is actually buying my house?
It depends on the house. Some homes we buy directly; for others we bring offers from a small group of vetted local investors we work with regularly. Either way you deal with us, you get the offer in writing, and you're never obligated to accept — we'll also tell you honestly what the same house would likely net on the open market so you can compare.
How fast can you close?
Cash purchases routinely close in 7–14 days, because there's no loan, no appraisal contingency, and no lender timeline. If you need longer — say, time to find your next place — the closing date is negotiable, and a short rent-back after closing is often possible.
Do I pay commissions or fees on a cash offer?
No commission is baked into our direct cash offers, and there are no service fees. You still pay standard seller closing costs (escrow, title, county transfer tax) unless the offer says otherwise — every offer we present itemizes exactly what you'd walk away with, so there are no surprises at closing.
Will the offer be lowball?
A cash offer is usually below full market value — that's the honest trade: speed and certainty in exchange for price. What we promise is transparency: we show you the cash offer and a realistic listing estimate side by side, in writing. Some sellers take the cash; many decide the listing is worth the wait. Both answers are fine with us — we offer both services.
What kinds of houses do you buy?
Houses in any condition across LA County and nearby — inherited homes, homes with tenants, fire or water damage, unpermitted additions, code violations, or just decades of deferred maintenance. You don't clean, repair, or stage anything. If a house isn't a fit for a direct purchase, we'll say so and show you the investor-offer or as-is listing route instead.