How Our Valley Village Cash-Offer Process Works

Selling a house doesn’t have to mean showings, staging, and weeks of not knowing whether a buyer’s loan will actually fund. Here’s exactly what happens, step by step, when you sell a Valley Village property to Cash Home Buyers CA.

Step 1: You Tell Us About the Property

Call or text 424-435-2326, or fill out the form on this page, with the property address and a general sense of its condition — whether it’s one of Valley Village’s original 1930s bungalows, a more recently updated house, a condo, or a small apartment building.

There’s no cost and no obligation at this stage.

We can also talk through your specific situation on that first call — foreclosure, an inherited property, a tenant in place, a divorce, or simply wanting to sell fast — since it affects which paperwork we’ll need to gather once escrow opens.

Step 2: We Look at the Property Once

We typically visit within a day or two of hearing from you, and it’s a single walk-through, not a multi-visit inspection process. We’re looking at condition, layout, and anything that affects value — original wiring or plumbing, unpermitted additions, deferred maintenance, or, for a rental, the current lease and rent roll.

Step 3: We Send a Written Offer Within 24 to 48 Hours

We build the number from recent comparable sales in Valley Village — Movoto’s August 2026 figures put the median list price at $1,095,000, or about $611 per square foot — adjusted for the property’s actual condition, lot, and, for a multi-family building, the rent roll.

The offer accounts for what you’d spend on repairs, the roughly 5 to 6 percent commission a listing carries, and the combined Los Angeles city and county transfer tax of $5.60 per $1,000 of sale price, so the number you see is a real net comparison, not a lowball opener meant to be negotiated up.

Step 4: You Decide, With No Pressure

You can accept, counter, or turn the offer down entirely with no cost and no obligation. There’s no fee for the walk-through and no fee for the offer itself, whatever you decide.

Step 5: We Open Escrow

Once you accept, we open escrow with a licensed Los Angeles County title and escrow company and order a preliminary title report the same day. If there’s an existing mortgage, we request a payoff demand from your lender; if the property is in foreclosure, we request the current reinstatement or payoff figures right away since that timeline usually matters most.

Step 6: The 9A Report and Any Property-Specific Steps

We order the Los Angeles Department of Building and Safety’s Report of Residential Property Records, which every seller in the city must provide before closing, and confirm the seismic gas shutoff valve, water-conserving fixtures, and smoke and carbon monoxide detectors are in place.

For an occupied rental, we pull current leases and Rent Stabilization Ordinance registration status. For an inherited property, we confirm the trustee’s or executor’s authority to sell before proceeding.

Step 7: You Sign

Signing can happen in person or through a mobile notary, which matters if you’ve already relocated before closing. For a divorce sale, both spouses sign, or a court-appointed representative signs if one spouse isn’t available.

Step 8: The Deed Records and Funds Wire Out

The deed records at the Los Angeles County Registrar-Recorder/County Clerk’s office in Norwalk, and proceeds wire out the same day recording is confirmed.

A clear-title house or condo typically closes in two to three weeks from accepted offer to funded escrow; an occupied apartment building, a foreclosure against a tight deadline, or a probate sale usually runs three to six weeks, on whatever date works for you.

You don’t need to be physically present at closing — a mobile notary can meet you wherever you are, including out of state if you’ve already relocated.

How We Actually Build the Number

Our offer starts with the same comparable-sales approach a listing agent or an appraiser would use: recent closed sales of similar Valley Village properties, adjusted for square footage, lot size, and condition.

From there we subtract what a buyer would realistically need to spend to bring the property to a retail-ready, lendable standard — rewiring an original 1930s bungalow, replumbing, permitting an addition, or simply modernizing a kitchen and bathrooms — along with the commission, transfer tax, and months of carrying costs a listed sale would otherwise require.

What’s left is the number we send you. We can walk through exactly how we arrived at it if you want the specific comparables and adjustments, rather than just handing you a figure.

That transparency is intentional: an offer you understand is easier to compare against a listing agent’s projected net, which is exactly the comparison most sellers want to make before deciding.

Proof of Funds and Verifying We’re Legitimate

Because we buy with our own funds rather than a bank loan, we can provide proof of funds on request, and we close through a licensed Los Angeles County title and escrow company — never a private arrangement outside of escrow.

Cash Home Buyers CA is based in Woodland Hills, about a twenty-minute drive west of Valley Village on the 101, and buys regularly throughout the San Fernando Valley, so there’s a real, checkable track record behind the offer rather than a name that only exists in a text message.

What Happens If You Say No

Nothing. There’s no fee for the walk-through, no fee for the written offer, and no obligation to move forward at any point before you sign a purchase agreement. Plenty of sellers use our offer as a comparison point against listing with an agent, and that’s a perfectly reasonable way to use it.

What Makes This Faster Than a Traditional Sale

A financed Valley Village sale needs a buyer’s loan underwriting, a lender-ordered appraisal, and typically a 17-day inspection and disclosure period before escrow can even move toward closing — commonly 45 to 60 days total from accepted offer to funded sale, and longer if the appraisal comes in low or a buyer’s financing falls through.

Because there’s no lender in our transaction, none of that applies: no appraisal to negotiate around, no loan contingency, and no risk of the deal collapsing over financing in the final days before closing.

For an older Valley Village property with original wiring or an unpermitted addition, that removes the single biggest risk of a financed sale falling apart mid-escrow.

What You Don’t Have to Do

You don’t clean, repair, stage, or show the property to multiple buyers. We buy houses, condos and small apartment buildings in Valley Village exactly as they are, whether that’s an original 1930s bungalow that’s never been updated or a dingbat-era apartment building with tenants already in place.

The same process runs the same way for property anywhere else in Los Angeles too — see our page on the cash-offer process across the rest of Los Angeles if you have property outside Valley Village as well.

Frequently Asked Questions

How long does the whole process take, start to finish?
Often two to three weeks for a clear-title house or condo, from the first call to funded closing, though occupied buildings and probate or foreclosure situations can take three to six weeks.

Is there any cost to get an offer?
No. The walk-through and the written offer are both free, and there’s no obligation to accept.

Do you use the same title and escrow company every time?
We work with licensed Los Angeles County title and escrow companies for every closing, the same kind a retail buyer would use.

What if I need to close sooner than two to three weeks?
We can often move faster for a straightforward, clear-title property. Tell us your target date when you first reach out.

What if my property doesn’t have a clear title?
We work through liens, unresolved permits, or probate authority during escrow rather than requiring a clear title before we’ll make an offer.

Can you show me proof of funds before I commit to anything?
Yes. We can provide proof of funds at any point, including before you accept an offer.

Ready to see what your Valley Village property is worth? Call or text 424-435-2326 for a written cash offer within 24 to 48 hours, with no obligation.