Cash Home Buyers in Los Angeles
- Foreclosure, inherited, tenants, damage — we buy it
- Zero fees, zero commissions, zero closing costs
- No obligation — turn the offer down and owe us nothing
Know Exactly Who You’re Selling To
Not every “cash buyer” is the same, and not every one is legitimate. Here’s what to check before you sign anything.
Los Angeles homeowners get a steady stream of “we buy houses” postcards and calls, and the term “cash home buyer” gets used loosely enough to cover several very different kinds of buyers. Cash Home Buyers CA is a direct buyer in Los Angeles County, and this page explains what that actually means and how to vet anyone making you an offer.
What “Cash Home Buyer” Actually Means
- A direct principal buyer (like us) uses its own funds to purchase your house, closes through a licensed title and escrow company, and holds the property afterward — there is no third party the deal gets passed to.
- A real estate agent lists your home on the open market and represents you in negotiating with a buyer, financed or not, in exchange for a commission. That’s the traditional listing path, not a direct sale.
- An iBuyer (companies like Opendoor or Offerpad) uses an automated valuation model to make an instant offer, then typically charges a service fee in the 5-6% range plus repair deductions after their own inspection — closer to a tech-enabled version of a retail sale than a true off-market cash purchase.
- A wholesaler puts your house under contract at one price, then markets that contract to a different investor for an assignment fee, often without ever intending to close on it themselves. You may not know the final buyer until days before closing.
How the Economics Actually Work
A direct cash offer is built differently than a retail listing price. There’s no 5-6% commission split between agents, no buyer asking for repair credits after an inspection, and no appraisal contingency risk. In exchange, the offer reflects the property’s current condition rather than a fully-repaired retail value. For a house that needs real work, the math often nets out close to what a seller would keep after paying an agent, making repairs, and covering months of carrying costs on a traditional sale — without the time, the showings, or the uncertainty.
How to Vet a Legitimate Cash Buyer in Los Angeles
Most cash buyers are legitimate, but the red flags for the ones who aren’t are consistent and worth knowing:
- Any request for money upfront. A legitimate buyer never asks you to pay a fee, wire money, or cover “processing costs” before closing.
- Pressure to sign the same day. Real buyers expect you to take time to review a purchase agreement, ask questions, and even have an attorney look at it.
- No proof of funds. A serious buyer can produce a bank statement or an escrow deposit confirming they actually have the money, not just a verbal assurance.
- Being asked to sign over the deed before any money changes hands. Ownership and payment should transfer together, through escrow, never one before the other on a handshake.
- No verifiable business history. A quick search should turn up real reviews, a real address, and people willing to give you their name.
Why We Close Through a Licensed Title and Escrow Company
Every sale we make in Los Angeles closes through a neutral, licensed title and escrow company, the same kind used in any traditional real estate transaction. Escrow holds the funds, clears the title, pays off any liens, and only records the deed once both sides have satisfied their end — you don’t hand over ownership until the money is actually in place. That structure is what separates a real transaction from a handshake deal, and it’s worth asking any buyer you’re considering whether they use one.
Frequently Asked Questions
Is a cash home buyer the same as an iBuyer?
No. iBuyers use automated pricing and typically charge service fees similar to a commission. A direct buyer like us makes one offer with no added fees.
Can I ask for proof of funds before accepting an offer?
Yes, and you should. Any legitimate buyer will provide it without hesitation.
What if a buyer wants to assign the contract to someone else?
That’s a wholesale deal, not a direct sale. It isn’t automatically a scam, but it means you may end up closing with a buyer you never vetted.
Do you charge any fees to make an offer?
No. Getting an offer from us is free and there’s no obligation to accept it.
This page is general consumer information, not legal advice. If you’re unsure about a specific offer or contract, a real estate attorney can review it before you sign.
Get a free, no-obligation cash offer from Cash Home Buyers CA today.
Selling a house in Los Angeles: what to know
A few local details that shape timing and net proceeds when you sell in Los Angeles.
County & probate court
Los Angeles is in Los Angeles County. Probate and trust matters for Los Angeles properties are heard by the Superior Court for Los Angeles County, and deeds are recorded with the Los Angeles County Recorder.
Transfer tax
Los Angeles County charges a documentary transfer tax of $1.10 per $1,000 of the sale price. The City of Los Angeles adds $4.50 per $1,000, and Measure ULA adds 4% on sales above roughly $5 million (5.5% above roughly $10 million). When you sell to us, we pay the standard closing costs.
Tenant & rent rules
Rental homes in Los Angeles can fall under the Los Angeles Rent Stabilization Ordinance (RSO), which limits rent increases and requires just cause for most evictions, in addition to the statewide Tenant Protection Act (AB 1482). We buy tenant-occupied homes and take over the leases at closing.
Seller Guides
Helpful guides for homeowners in Los Angeles
Plain-English answers to the questions sellers ask us most.
Inherited homes & probateSelling an Inherited House in Los Angeles: What’s Different Here
Fix and list, list as-is, or sell direct? Compare three ways to sell an inherited Los Angeles house, with a net-proceeds example and LA transfer taxes.
Read the guide →
Selling as-isSelling a House As-Is in Los Angeles: What the City Still Requires
As-is sales in LA still require the city's Residential Property Report and point-of-sale compliance items. Here's what as-is does and doesn't waive.
Read the guide →
Rentals & tenantsSelling a Tenant-Occupied Property in Los Angeles: What Owners Need to Know
Selling a tenant-occupied property in Los Angeles? RSO vs AB 1482 rules, showing notice, estoppels, deposits, and which buyers fit an occupied sale.
Read the guide →
Selling for cashUnderstanding the Process of Owner Financing for Selling a Property to Home Buyers in Los Angeles
Learn how owner financing works when selling property in Los Angeles, including benefits, risks, and steps for sellers and home buyers.
Read the guide →
Selling for cash5 Reasons to Sell Your Los Angeles House to an Investor Instead of an Agent
Five honest reasons to sell your Los Angeles house to an investor instead of an agent, how investors price offers, and when listing is the better choice.
Read the guide →
Selling for cashHow to Sell Your House Without an Agent in Los Angeles
Selling FSBO in Los Angeles: what you really save after the 2024 commission changes, the disclosures and City of LA report you need, and a step-by-step plan.
Read the guide →
Selling for cashIs Hiring a Real Estate Agent in Los Angeles Worth It?
Is a real estate agent worth the commission in Los Angeles? Real cost math on a $1M sale, what changed after the 2024 settlement, and when an agent clearly earns the fee.
Read the guide →
Selling for cashHow to Determine If a Direct Sale of Your Los Angeles House Is Right for You
Is a direct sale right for your Los Angeles house? Take the six-question test and compare real net numbers, including LA transfer taxes, before you decide.
Read the guide →
Selling for cashHow Much Will Listing Your House Really Cost in Los Angeles?
What listing a house really costs in Los Angeles: commissions, transfer tax, escrow, prep, holding costs and credits at three price points, plus a net sheet.
Read the guide →