We Buy Houses in Van Nuys, CA

Selling in Van Nuys? Here is the quick answer

We can buy your Van Nuys property as-is, with no repairs, staging or repeated showings. After reviewing the property, we can typically provide a written cash offer within 24 to 48 hours. On a direct purchase from us, there is no agent commission charged by us, and the closing date can be structured around your timeline. Requesting an offer does not obligate you to sell.

Best fit: inherited homes, tenant-occupied rentals, vacant properties, homes needing major repairs, code issues, foreclosure timelines, or sellers who value certainty and speed. A traditional listing may still produce a higher price for a retail-ready home, so compare net proceeds, repairs, timing and transaction risk before choosing.

How to compare your options: estimate what you would realistically net after preparation, repairs, possible seller credits, agent compensation, carrying costs and the time required for a financed buyer to close. Then compare that number with a direct cash offer that does not depend on appraisal or loan approval.

What affects a Van Nuys cash offer: current condition, needed repairs, occupancy, title issues, access, location, recent comparable sales and the closing timeline you need. We review the house in its current condition rather than assuming you will renovate first.

Want a number first? Call or text (424) 493-4424 or use the cash-offer form above.

Van Nuys was laid out in 1911 by the Suburban Homes Company on part of a 48,000-acre land purchase, named for rancher Isaac Newton Van Nuys, and was annexed to the City of Los Angeles in 1915, soon after the aqueduct was finished. More than a century later it is still one of the Valley’s largest renter neighborhoods: Mapping L.A. counted renters at about 74 percent of households in the 2000 census. The 1932 Art Deco Valley Municipal Building still anchors the old civic center. For owners, that history means Los Angeles city rules on every sale, a large stock of rent-controlled apartments, and the Valley’s first historic preservation district in the middle of town.

Cash Home Buyers CA is based in Woodland Hills, about a dozen miles west of Van Nuys on the 101, and we work the central Valley every week. We give you a written cash offer within 24 to 48 hours, buy the house, condo or building as it stands without repairs, commissions or showings, and close on whichever date works for you.

Van Nuys home prices in August 2026: an $849,000 median and slower sales volume

Movoto’s August 2026 figures put the median sold price in Van Nuys at $849,000, with 174 sales that month, down from 193 in August 2025, and a median of 54 days on market, unchanged from a year earlier, on 235 active listings. Redfin’s August 2026 data, which draws a tighter neighborhood boundary, shows a median sale price of about $825,000, up 6 percent year over year, with homes selling in a median of 49 days.

Put simply, prices have held while the number of closings has dipped. A clean, updated three-bedroom ranch house near the Sherman Oaks line or west toward Lake Balboa still draws financed buyers and sells within a couple of months. The slower end of Van Nuys is its apartment and condo stock and the older rentals near the airport and along the boulevard corridors, where buyers underwrite rent rolls and deferred maintenance rather than finishes. Those are the properties where a lender’s appraisal and inspection most often stall a deal, and where a cash buyer who takes the building as it is changes the math.

City of Los Angeles costs and rules on a Van Nuys sale

• City and county transfer tax: Los Angeles collects $4.50 per $1,000 of price and the county another $1.10, so $5.60 per $1,000 in total. At the $849,000 Movoto median that works out to roughly $4,750, normally a seller cost. The Measure ULA surcharge begins at about $5.4 million in 2026, well above anything ordinary in Van Nuys.
• The 9A report and retrofit certifications: Every Van Nuys seller must hand the buyer the Department of Building and Safety’s Report of Residential Property Records and certify a seismic gas shutoff valve, water-conserving plumbing fixtures, smoke and carbon monoxide detectors and a strapped water heater. We order the report and handle those items on our purchases.
• Rent Stabilization and Just Cause: Units in City of LA buildings with a certificate of occupancy on or before October 1, 1978 fall under the RSO, which covers a large share of Van Nuys apartments; most newer rentals fall under the Just Cause Ordinance. The tenancies transfer with the property.
• Van Nuys HPOZ: In 2005 part of central Van Nuys became the first Historic Preservation Overlay Zone in the Valley, protecting houses built from 1911 through the 1950s. Exterior changes there need preservation review, which matters to any buyer planning additions or a second unit.

Craftsman cottages, postwar ranch houses and apartment rows: Van Nuys property types

Van Nuys covers roughly nine square miles between Roscoe Boulevard on the north and Oxnard Street on the south, with Panorama City and Valley Glen to the east, the Sepulveda Basin and Lake Balboa to the west, and Sherman Oaks below it. The oldest housing sits near the original town center around Van Nuys Boulevard and the civic center, where the HPOZ preserves Craftsman and Colonial Revival houses from the 1910s, Spanish Colonial and English Revival houses from the 1920s, and Minimal Traditional and early ranch houses from the 1930s through the 1950s. Beyond that core, postwar subdivisions of single-story ranch houses fill the blocks toward Lake Balboa and Sherman Oaks, and multi-family buildings from the 1950s through the 1980s line the major corridors. Van Nuys Airport takes up a large tract on the west side, and the old General Motors assembly plant site, which built cars from 1947 to 1992, is now The Plant shopping center.

A cash sale fits Van Nuys best when the property has an issue a financed buyer cannot easily absorb: an RSO fourplex with below-market rents, a garage converted without permits that will show on the 9A report, a pre-1950 house in the HPOZ that needs a foundation or roof, original galvanized plumbing, or a rental that has not been touched in decades. We buy houses, condos, duplexes and small apartment buildings throughout the neighborhood.

Why Van Nuys owners call us

• Owners of rent-controlled buildings. With most households renting, landlords are a large share of our calls. We buy Van Nuys rentals with tenants in place, with no notices to serve and no relocation payments to fund.
• Heirs to older houses. A family home near the civic center or a postwar ranch house that needs updating can be sold as an inherited Los Angeles property from a trust, or through probate with court confirmation if required.
• Owners facing a trustee’s sale. If a notice of default has been recorded, a quick closing can pay off the lender before the auction on a Van Nuys house in foreclosure and keep the remaining equity with you.
• Houses that will not finance. Unpermitted units, failed inspections and HPOZ repair limits stop lenders. Selling a Van Nuys house as-is skips the appraisal and the repair requests.

We also work with couples dividing property in a Los Angeles divorce sale, owners relocating out of Van Nuys on a fixed date, and anyone who simply needs to sell a Van Nuys house fast.

How a Van Nuys closing runs: title, the 9A report and recording

Once you accept our offer, escrow opens, the title company orders a preliminary report, and we request the 9A report from Building and Safety that week, since it usually sets the pace of a Los Angeles closing. For rental buildings we collect tenant estoppel certificates and confirm the RSO registration during escrow. If the owner has died and there is no trust, the estate is handled by the probate division of the Los Angeles Superior Court at the Stanley Mosk Courthouse downtown, which can add weeks or months depending on whether court confirmation is required.

The deed records with the Los Angeles County Registrar-Recorder/County Clerk in Norwalk, and your funds are released when recording is confirmed. A house or condo with clean title typically closes in two to three weeks; occupied apartment buildings and estates usually take longer. Either way, you set the closing date.

Should you list your Van Nuys house or sell it to us?

If your house is updated, in good condition and on a quiet street south of Victory or near the Sherman Oaks line, listing it with an agent will usually net more than our offer, even after a commission of roughly 5 to 6 percent, the city and county transfer tax, staging and a couple of months of carrying costs. We will tell you that plainly when we see it.

Our offer is most competitive on the rest of Van Nuys: RSO buildings that trade to investors either way, units in older condo associations with special assessments, houses with unpermitted additions, HPOZ houses that need structural work, and estates in original condition. Once commission, repairs, vacancy time and the risk of a buyer’s loan falling through are subtracted, the gap between a list price and our number is often small, and ours comes with a fixed closing date.

Questions Van Nuys sellers ask us

Is Van Nuys its own city?

No. Van Nuys has been part of the City of Los Angeles since 1915, even though it has its own ZIP codes and a Van Nuys mailing address. The city transfer tax, the 9A report, the retrofit certifications and the Rent Stabilization Ordinance all apply.

My house is in the Van Nuys HPOZ. Will that make it harder to sell?

It can narrow the buyer pool, because exterior changes, additions and some repairs need review under the preservation plan. We buy HPOZ houses as they are and handle any work and approvals after closing.

Can I sell an RSO apartment building in Van Nuys with tenants living there?

Yes. We buy with the tenancies intact, take over the leases and deposits through escrow, and register as the new owner with the Los Angeles Housing Department, so you never have to serve a notice.

Will the unpermitted room or garage conversion on my Van Nuys house kill the sale?

Not with us. The 9A report and a lender’s appraiser may flag it, but we price the house based on its permitted square footage plus a realistic value for the extra space, and we deal with the permit question after we own it.

How long does a cash sale in Van Nuys take?

Most houses and condos with clear title close in two to three weeks, with the 9A report as the usual pacing item. Tenant-occupied buildings and estates take longer, and the closing date is always yours to choose.

To get a firm number on a house, condo or apartment building in Van Nuys, call or text 424-493-4424. We will walk the property once and put a written cash offer in your hands within 24 to 48 hours, with no obligation to accept it. You can read each step from first call to recording on our how it works page.

Written and reviewed by the Cash Home Buyers CA team, a Woodland Hills-based cash home buyer serving Los Angeles and Orange County. Market figures are from Movoto and Redfin as of August 2026, Mapping L.A. and Los Angeles City Planning, and are updated periodically.