We Buy Houses in Los Angeles, California
Los Angeles County homes often sit longer than you expect – buyers may back out after inspections, appraisals sag, or financing falls through, leaving you stuck in a slow process. We can help eliminate those roadblocks. We buy houses in Los Angeles as-is, for cash, removing the need for bank approvals, repairs, and endless showings. You get certainty, speed, and control, with closings possible in as little as 7–10 days.
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How to Get a Cash Offer in Los Angeles County
A simple, no-pressure process designed for homeowners who want certainty, speed, and zero hassle.
1. Contact Us
Tell us about the property and what timeline you need. We’re investors (not agents), so there’s no listing plan or commission conversation.
2. Quick local walkthrough
First, we discuss everything online or over the phone. Then, our local rep meets you at the property (occupied, vacant, or inherited) and confirms condition.
3. Choose Your Closing Date
If the offer works for you, we can close in as little as 7 days. No fees. No repairs. No cleaning. Closing costs are covered.
Situations Where We Help Los Angeles County Homeowners Sell Fast
Life gets complicated here, especially when a property turns into a second job. We buy houses across LA County as-is, and we tailor the timeline around what you’re dealing with.
Inherited or Probate Property
If you inherited a home in LA County and need a clean exit, we can buy it as-is and work with your timeline. We regularly coordinate with heirs, attorneys, and executors to keep the process simple while paperwork is finalized.
Sell Inherited House →Major Repairs or “Ugly House”
Older plumbing, roof issues, foundation concerns, unpermitted additions. Skip contractors and sell as-is. We factor the condition into our offer so you don’t have to spend months and money fixing problems first.
Sell House As-Is →Bad Tenants or Landlord Burnout
If rent isn’t coming in or the situation is escalating, we can buy the property and take on the headache. That includes inherited tenants, eviction delays, or properties that no longer make sense to keep as rentals.
Sell House with Bad Tenants →Foreclosure Pressure or Missed Payments
When the clock is ticking, certainty matters. A cash close can move faster than a traditional financed buyer and help you avoid months of uncertainty while notices pile up.
Sell House in Foreclosure →Fire or Smoke Damage
We buy homes affected by fire or lingering smoke damage, even if repairs haven’t started or insurance claims are still in progress. You don’t need to restore the property or wait on contractors before selling.
Sell House with Fire Damage →Water Damage or Mold Issues
From burst pipes to long-term leaks and mold concerns, we buy properties with water damage as-is. Our team factors the condition into the offer so you can avoid remediation delays and out-of-pocket costs.
Sell House with Water Damage →| Osborne Homes | Traditional MLS | Single Cash Buyer | |
|---|---|---|---|
| Best for | Homes needing repairs, cleanout, or a fast sale | Homes that are move-in ready | Homes needing repairs with limited flexibility |
| Time to sell | As little as 7 days | 30–90+ days | Varies |
| Sell as-is | Yes | Usually requires repairs, staging, and showings | Yes |
| Fees & commissions | None | ~6% agent commissions + closing costs | May have fees |
| Access/showings | One local walkthrough | Multiple showings and inspections | Often multiple inspections |
| Financing risk | None (all-cash) | Buyer financing can fall through | Buyer can back out |
| Certainty of close | High – clear cash offer | Medium – depends on lender | Varies by buyer |
| Local experience | 20+ years in CA, 5,000+ homes bought | Depends on agent | Depends on individual buyer |
Osborne Homes Hassle-Free Guarantee
We know “we buy houses” can sound sketchy, especially in a market as big as Los Angeles County. Osborne Homes is a California-based, family-owned investment company (established 2007) and we buy directly. No middleman, no lead reselling.
Here’s the promise: your cash offer is no-obligation and based on what we see during the initial walkthrough, with the details provided in writing. If something changes, we explain it clearly. No surprises at the finish line.
Frequently Asked Questions
Quick answers for Los Angeles County homeowners considering a fast, as-is sale.
Do you buy houses anywhere in Los Angeles County (not just LA city)? +
Can you buy my house if it needs major repairs or has code issues? +
How fast can you close in Los Angeles County? +
Will you still buy if the house is inherited or going through probate? +
Are there any fees or commissions when I sell to Osborne Homes? +
We Buy Houses All Over Los Angeles County
Sell Your Los Angeles Home today.
Start now and get cash for your Los Angeles home fast. Fill out this quick form. Get your no-obligation, hassle-free cash offer now!