Selling your Southern California house: every option, explained honestly
If staying isn't the right fit, you still have choices. Here's how each way of selling or stepping away works, including the ones that don't involve us and the cases where listing with an agent may get you more.
Four ways to sell or step away
List with a real estate agent
You sell on the open market. The sale pays off your loan and selling costs, and you keep what's left. You don't need your servicer's approval to sell, though it helps to tell them your plans.
Trade-offs: usually the highest price for a home in good shape, but it takes time, showings, often repairs, and agent commissions. Check that the timing works with any sale date.
Short sale
You sell for less than you owe, and your servicer agrees to accept the sale proceeds. You find the buyer, and you need approval from your servicer (and from any other lender with a loan on the home).
Trade-offs: approval takes paperwork and time. Ask for any waiver of the remaining balance in writing, and talk to a tax professional about tax effects.
Cash sale to a buyer like us
A direct sale, as-is: no repairs, no showings, no agent commissions. We put a written offer in front of you and you decide.
Trade-offs: the price is usually lower than a fully repaired home would get on the open market. Compare it with your other options. How our offer works.
Deed in lieu of foreclosure
You voluntarily give the home to your lender instead of going through foreclosure, and move out. You don't have to sell it yourself, but you do need your servicer's approval.
Trade-offs: you usually walk away with no equity. Make sure it covers the entire balance you owe, get that in writing, and ask about help with moving costs ("cash for keys").
According to the CFPB, these alternatives are typically cheaper and faster than foreclosure, and can do less damage to your credit. A HUD-approved housing counselor can help you compare them for free: (800) 569-4287.
Two ways to sell
| List with an agent | Cash offer from us | |
|---|---|---|
| Price | Often higher, especially for homes in good condition | Usually lower than a fully repaired home on the open market |
| Repairs and cleaning | Often expected | None. We buy as-is |
| Showings | Open houses and showings | One walkthrough |
| Agent commissions | Usually paid by the seller | None |
| Timing | Depends on the market and buyer financing | Usually faster. We work around your timeline where possible |
| Certainty | Buyer financing can fall through | Cash purchase, no lender approval needed for the buyer |
How our cash offer works
Share the basics
Fill out the form or call. Tell us about the property and your timeline.
Quick walkthrough
We'll look at the home, in person or by video, and answer your questions.
Written offer, your decision
We'll give you a written offer that shows the price and who pays which costs. Take your time. If you accept, a title or escrow company handles the closing.
If your home is in foreclosure, California law gives you specific rights when you sell to a buyer like us, including a period to cancel the contract. Those notices will be in our written contract. We encourage you to have an attorney or someone you trust review any contract before you sign.
In plain terms: if you live in the home and a Notice of Default has been recorded, you can generally cancel a sale contract with a buyer like us until midnight of the 5th business day after you sign, or until 8 a.m. on the day of the foreclosure sale, whichever comes first. Until that time runs out, the buyer can't take or record a deed from you or pay you. More about your cancellation rights.
Homes we may buy
- Homes in pre-foreclosure or with a sale date
- Homes that need repairs, big or small
- Inherited or probate homes
- Homes with tenants or occupancy problems
- Homes involved in a divorce or separation
- Owners who need to move quickly
Probate and divorce sales can involve court or attorney steps. We'll work alongside your attorney or representative.
Questions to ask any cash buyer, including us
- Is the offer in writing, with the price and all costs spelled out?
- Who pays the closing costs, and are there any fees taken out of my proceeds?
- Which title or escrow company will handle the closing?
- Will you buy the home yourself, or assign the contract to another buyer?
- How and when can I cancel?
We're happy to answer every one of these before you sign anything.
Curious what a cash offer would look like?
No fee and no obligation. Tell us about the property and your timeline, and we'll give you an honest number in writing so you can compare.
Or call (909) 999-1339, 8 AM to 8 PM Pacific.