We Buy Houses in Westwood, CA

Westwood is one of the youngest neighborhoods on this list in terms of housing stock but one of the most renter-heavy: about 64 percent of households rented as of a 2008 count, driven by UCLA, which broke ground there in September 1927 and opened for classes two years later. That student and staff demand shapes the market more than almost anything else, condo towers and apartment buildings along Wilshire Boulevard trade on rent rolls and occupancy, while the exclusive single-family enclave of Holmby Hills at the neighborhood’s edge sells in an entirely different price tier. A seller needs to know which market their property actually belongs to.

Cash Home Buyers CA is based in Woodland Hills and buys houses, condos and small buildings throughout Westwood and the surrounding Westside. We deliver a written cash offer within 24 to 48 hours, purchase as-is with no repairs, commissions or showings, and close on the date you choose.

Westwood’s market: high prices, longer days on market

Movoto’s September 2026 snapshot shows a median list price of $1,350,000 in Westwood, about $764 per square foot, with 203 homes for sale out of 275 total listings, and a median of 77 days on market, with per-square-foot pricing down about 5 percent from September 2025. That is a slower, softer market than a year ago, driven in large part by condo and small-building inventory competing for the same renter- and student-driven buyer pool.

A move-in-ready condo near the Village or UCLA tends to draw buyers relatively quickly if priced right, while older rental buildings, condos in associations with deferred maintenance, and any property with occupancy or lease complications typically sell more slowly to financed buyers and are where a cash offer is most useful.

What applies to a Westwood sale

• Transfer tax: The City of Los Angeles charges $4.50 per $1,000 plus the county’s $1.10 per $1,000, for $5.60 combined. On a $1,350,000 sale that is roughly $7,560, customarily the seller’s cost.
• The 9A report: Sellers must deliver the Department of Building and Safety’s Report of Residential Property Records before close, plus certifications for the seismic gas shutoff valve, low-flow fixtures, and smoke and carbon monoxide detectors.
• Rent Stabilization Ordinance: With most Westwood households renting, RSO coverage on pre-1978 apartment buildings is common, especially in the denser blocks near campus, and the city’s Just Cause Ordinance covers most other rentals.
• HOA and condo approval: Wilshire Boulevard’s condo towers and other multi-unit buildings carry HOA dues and lender approval requirements that can slow or block a financed purchase if the building has litigation, deferred maintenance or a high renter ratio.

From the Village to Holmby Hills: the property we buy

Westwood is bounded by Sunset Boulevard to the north, the Beverly Hills city line to the east, Santa Monica Boulevard to the south, and Sepulveda Boulevard and the 405 Freeway to the west, with Bel Air, Beverly Hills, West Los Angeles, Century City and Brentwood as neighbors. Westwood Village, which opened in 1929 as one of the first planned outdoor shopping districts of its scale anywhere, sits at the neighborhood’s heart alongside UCLA. Housing ranges from dense rental apartment buildings and Wilshire Corridor condo towers to the large, exclusive lots of Holmby Hills.

We buy houses, condos and small apartment buildings across Westwood: rental buildings near campus with below-market rents, condos in associations that struggle with lender approval, older buildings needing capital improvements, and estates in Holmby Hills or the surrounding streets that heirs would rather not manage or renovate.

Why Westwood owners call us

• Landlords near UCLA. We buy tenant-occupied houses and buildings in the Los Angeles area, including student rentals, with the leases intact and no vacancy wait.
• Inherited property. A Westwood condo or house passed down through a trust or probate can be sold as an inherited house in Los Angeles without anyone taking on repairs or tenant management.
• Foreclosure. If a notice of default has been recorded, we can often close before the trustee’s sale on a house in foreclosure in Los Angeles.
• As-is condos and buildings. HOA litigation, deferred maintenance and unpermitted work can all stop a financed condo or building purchase. Selling as-is in Los Angeles avoids that lender-approval risk.

We also help owners going through divorce, those relocating on a set date, and anyone who needs to sell a house fast in the Los Angeles area.

Escrow and timing for a Westwood sale

After we agree on a price, we open escrow, order a preliminary title report, and request the 9A report from Building and Safety right away, since it usually paces a Los Angeles closing. For condos and apartment buildings we also gather HOA financials, rent rolls and RSO registration during escrow. Trust sales need no court step; probate estates go through the Los Angeles Superior Court’s probate department at the Stanley Mosk Courthouse downtown.

Deeds record with the Los Angeles County Registrar-Recorder/County Clerk in Norwalk, with proceeds wired the day recording confirms. A clear-title condo or house typically closes in two to three weeks; occupied buildings, HOA-complicated condos, and probate estates usually run three to six weeks, on the date you set.

Listing versus selling to us in Westwood

A well-priced, move-in-ready condo near the Village or a house in Holmby Hills will typically net more from a financed buyer, and we say so when we see one, especially given how much of Westwood’s demand is anchored by UCLA. Our offer competes hardest on rental buildings, condos an HOA or lender has flagged, and properties with deferred maintenance.

Subtract a roughly 5 to 6 percent commission, the transfer tax, the 9A report, repairs and months of carrying costs, plus 77 days of average market time per Movoto’s own data, and our cash offer on those properties is often close, with a firm date attached instead of an uncertain listing period.

Westwood seller FAQs

Will a lender approve my Westwood condo building?

Not always. Buildings with high renter ratios, pending litigation or deferred maintenance are common reasons lenders decline a condo purchase, which is exactly the situation where a cash sale helps.

Can I sell a Westwood rental house with student tenants in place?

Yes. We buy occupied rental properties, honor the existing lease terms, and handle any required city registration after closing so you do not need to wait for the lease to end.

Does Holmby Hills have different rules than the rest of Westwood?

The same City of Los Angeles transfer tax and 9A requirements apply throughout Westwood, including Holmby Hills; the difference is mainly in price point and lot size, not process.

What if my Westwood building has an HOA special assessment?

We can still buy it. A pending special assessment is one of the more common reasons a financed buyer’s lender hesitates, and we factor it into our offer rather than requiring it resolved first.

How fast can you close on a Westwood property?

A clear-title condo or house typically closes in two to three weeks. Occupied buildings, HOA-complicated condos, and probate estates usually take three to six weeks, on the date you pick.

If you own a house, condo or building in Westwood and want a firm cash number, call or text 424-493-4424. We will see the property once and send a written offer within 24 to 48 hours with no obligation. The full process is 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 as of September 2026 and Wikipedia/LA Times Mapping L.A. neighborhood data, and are updated periodically.