Sell your house without the hassle
We buy houses directly from homeowners in California. No repairs, no showings, no agent commissions — and you pick the closing date.
Get your no-obligation offer
Step 1 of 2Start with the address — that is all we need to begin.
Step 1 of 2: The property
- Sell as-is, in any condition
- No obligation to accept
- You choose the closing date
Prefer to talk first? 951-363-0706
- Local buyers you can call directly
- We buy as-is — no repairs, no cleaning
- No fees or commissions
- You choose the closing date
- No obligation to accept
Three steps, no surprises
Selling directly should be simpler than listing, not just faster. Here is the whole thing.
- 01
Tell us about your property
Send the address and a few details. It takes about two minutes, and we do the research on our end rather than handing you homework.
- 02
Receive your offer
We look at the property, then give you a real number in writing along with the math behind it. Not a range, and not a number that changes later.
- 03
Choose your closing date
If you accept, you pick the day. Need weeks to move out? Take them. Need to be done sooner? We can work with that.
How we calculate your offer
Most buyers will not show you this. Here is the arithmetic behind every number we put in front of a homeowner.
If listing with an agent would put more money in your pocket, we will tell you that instead. It costs us nothing to be straight with you.
- Estimated value after repairs
- What the house would be worth on the open market once it is fixed up. We use recent nearby sales, not an estimate off a website.
- Repairs we take on
- Roof, systems, cosmetics — everything we would have to fix, priced from real contractor costs rather than a rule of thumb.
- Selling and holding costs
- Closing costs on both ends, insurance, property taxes, and utilities for the months we own it.
- Our margin
- What we need to make for the purchase to be worth doing. We would rather show you this line than hide it inside another number.
- Your cash offer
- The figure we put in writing. It does not change after you accept.
Selling to LMS vs. listing traditionally
Neither column is wrong. Listing works well for a house that is ready for the market and an owner who can wait. This is for everything else.
Repairs
LMS: None. Condition is priced into the offer.
Listing: Usually required before listing, paid up front.
Cleaning and showings
LMS: Neither. Leave what you do not want.
Listing: Staging, open houses, and strangers walking through.
Fees
LMS: No commissions and no fees to you.
Listing: Commissions plus closing costs out of your proceeds.
Timeline
LMS: You pick the closing date.
Listing: However long it takes to find a buyer, then their lender's timeline.
Certainty
LMS: The offer does not change after you accept.
Listing: Financing, appraisal, and inspection can all reopen the price.
Paperwork
LMS: We prepare it; a title company closes it.
Listing: Your agent coordinates; you review and sign throughout.
Sale price
LMS: Below full retail — that is the trade for speed and certainty.
Listing: Typically the highest price, if the house is market-ready.
Your house does not need to be ready
As-is means what it sounds like: we buy it in the condition it is in today. You do not fix, clean, or explain anything.
Dated and original
Fire or smoke damage
Full of belongings
Vacant and stripped
Outdated but livable
Original kitchen, old carpet, wallpaper from three owners ago. Perfectly normal.
Major repairs needed
Roof, foundation, plumbing, electrical, HVAC — the expensive things.
Fire damage
Partial or extensive. Bring the insurance paperwork if you have it.
Water damage or mold
Leaks, flooding, or anything that has been sitting wet for a while.
Vacant or boarded up
Empty for months or years, with or without utilities on.
Tenant occupied
Paying, behind, month-to-month, or refusing to leave.
Full of belongings
Including hoarder conditions. Take what you want and leave the rest.
Code violations
Open citations or a notice from the city sitting on the counter.
Unpermitted work
An addition, a converted garage, or a remodel nobody pulled a permit for.
Half-finished renovation
A project that ran out of money, time, or a contractor.
Deferred maintenance
Years of small things nobody got to, adding up to a long list.
Structural problems
Settling, cracked slab, or a report you would rather not act on.
Not sure your property fits? Ask anyway — it costs nothing to find out.
Why homeowners call us
Most people who reach out are dealing with one of these. If yours is not on the list, it does not mean we cannot help — it just means it is less common.
Inherited a house
A property full of belongings, taxes still coming due, and siblings to agree with.
Sell an Inherited House
House in probate
The estate is moving slowly and the house keeps costing money while it does.
Sell a House in Probate
The house needs work
Repairs you would have to pay for up front, months before seeing any of it back.
Sell a House That Needs Repairs
Behind on payments
A sale date approaching and a short window to decide what to do about it.
Sell Before Foreclosure
Done being a landlord
A tenant who will not pay, a unit that eats its own return, or just enough phone calls.
Sell a Rental With Tenants
Photographs are illustrative examples of the situations described, not properties we have purchased.
What we put in writing
Anyone can say they are straightforward to deal with. These are the specific things we commit to on every purchase, stated plainly enough that you can hold us to them.
- 01
No obligation, ever
Getting an offer costs nothing and commits you to nothing. Look at the number, take a week to think about it, or say no and never hear from us again.
- 02
No fees, no commissions
You do not pay us. There is no listing fee, no commission taken out at closing, and no charge for the offer itself.
- 03
We do not renegotiate
The number we give you after seeing the house is the number we close at. No last-minute reductions once you have already made plans.
- 04
You pick the closing date
Close as soon as the title work allows, or take the time you need to move. We schedule around you.
- 05
We will tell you if listing is better
If putting the house on the market would leave you with more money, we will say so and explain why. That advice is free and it costs us nothing to be straight with you.
Buying houses across California
We work in California and the surrounding area. Local means we can stand in your driveway rather than pricing the house from a spreadsheet in another state.
What homeowners ask us
The questions that come up most. There are more on the FAQ page.
How does selling my house to LMS work?
You send us the address and a few details about the property. We look at recent nearby sales and the condition of the house, then come back with an offer in writing along with the math behind it. If you accept, you choose the closing date and a title company handles the paperwork. If you do not, nothing happens and you owe us nothing.
Am I obligated to accept your offer?
No. Asking for an offer commits you to nothing at all. There is no fee, no contract at that stage, and no penalty for saying no. Plenty of people ask for a number, compare it to their other options, and decide to list instead. That is a reasonable thing to do.
Do I need to make any repairs?
None. We buy as-is, which means the condition is priced into the offer rather than turned into a list of things you have to fix first. Repairs made right before a sale rarely return what they cost, and anything you fixed we would likely redo anyway.
What types of properties does LMS buy?
Single-family houses, condos and townhomes, small multi-unit buildings, and vacant land in some cases. Occupied or empty, updated or original, in good shape or in very rough shape. If you are not sure whether your property fits, ask — it costs nothing to find out.
How quickly can I sell?
Once you accept an offer, the timeline is mostly set by the title company and how quickly the title work clears. A cash purchase moves considerably faster than a financed one because there is no lender, appraisal, or loan underwriting in the way. We will give you a specific date with the offer rather than a vague promise now.
Can I choose my closing date?
Yes, and that is often the main reason people call. Close as soon as the title work allows if you need to move on quickly, or take weeks to sort out a move, a lease, or another purchase. We schedule around you.
What if the property has tenants?
We buy occupied properties and take over the lease at closing. You do not need to evict anyone, end a tenancy, or empty the unit first. If the tenant has stopped paying, tell us — it affects the number but not whether we are interested.
What if I inherited the property?
Inherited houses are one of the most common situations we deal with. You do not need to clean it out, settle every disagreement among the heirs first, or repair anything. Everyone on title does have to agree to sell, and we are happy to walk all of the heirs through the same numbers together.
See what your house could sell for
Send the address and we will come back with a real number and the math behind it. No obligation, no pressure, and nothing to pay to find out.
Would rather just talk it through? 951-363-0706
Get your no-obligation offer
Step 1 of 2Start with the address — that is all we need to begin.
Step 1 of 2: The property