ServicesWe Buy Houses for Cash
We Buy Houses for Cash in Westlake Village
We make a fair cash offer on the house as it sits today. No repairs, no cleaning, no weeks of prep. You pick the closing date, and the same person who makes the offer stays with you until the keys change hands.
A direct sale, start to finish
A cash sale skips most of what makes selling slow. There is no lender on our side, so no appraisal for a bank and no loan that can fall apart in the last week. We look at the house, write an offer and close through a regular escrow company.
It is the right call when certainty matters more than squeezing out every last dollar. If the house needs work you don't want to do, or you just want a firm date and a simple process, a cash offer is worth hearing. If you'd rather put the house on the open market, our Seller's Agent page explains that route, and we can talk through both on one call.
You deal with one person the whole way. The person you talk to on the first call is the one who sees the house, explains the numbers and answers your questions through closing.
What a cash sale with us includes
A written offer
You get the offer on paper with the price, the closing date and who pays which costs. Nothing is left to a handshake.
As-is purchase
We buy the house in its current condition. Old roof, dated kitchen, worn carpet, a pool that needs work. You don't fix any of it.
No agent commission
This is a direct sale between you and us. There is no agent fee taken out of your proceeds for marketing the house.
Your closing date
Close soon or give yourself time to move. You choose the date, and we build the escrow timeline around it.
Leave what you don't want
Take what matters to you. Furniture, garage boxes and yard tools can stay, and we deal with them after closing.
One contact through escrow
Questions from the title company, the inspector or a lender of your own go to one person. You won't be passed between offices.
Signs a cash offer makes sense
- Repairs you don't want to take on
- Contractor bids add up fast, and the work can drag on for months. Selling as-is lets you skip all of it.
- A past sale fell through
- A buyer's loan was denied or an appraisal came in low. A cash sale removes the loan from the picture.
- You want privacy
- No sign in the yard and no parade of strangers through the rooms. The only people who see the house are us and the inspector.
- You need a fixed date
- Maybe you're downsizing, moving closer to family or lining up the next place. A set closing date makes the rest easier to plan.
- The house has been the same for decades
- Many houses around Westlake Village still have original kitchens, baths and plumbing from when they were built. Buyers on the open market often want those updated before they'll pay full price.
How the sale works
- 1
A phone call
Tell us about the house and what you're hoping for. We'll ask about size, condition, any work done over the years and your timing.
- 2
A look at the house
We see the house in person or walk it with you over video. It takes less than an hour, and you don't need to clean first.
- 3
Your written offer
We explain how we reached the number, line by line. Take the time you need to think it over or compare it with other options.
- 4
Escrow and title
Once you accept, we open escrow with a neutral company. They handle the deed, any payoff and the paperwork, and we keep you posted.
- 5
Closing day
You sign, escrow sends your funds, and the house is ours. Anything you left behind becomes our job.
How we arrive at the number
We don't work from a set price sheet. The offer begins with sold prices on comparable houses close by. From there we take out the cost of the work we'll do and the cost of holding the house while we do it. You see each of those figures, so the math is never a mystery.
- Comparable sold prices
- We use what houses actually closed for, not what sellers were asking. Square footage, lot size and floor plan all count.
- Work the house needs
- We estimate the roof, plumbing, electrical, foundation and any cosmetic updates. A house that needs more work gets a bigger deduction, and we show you each line.
- When you want to close
- A fast escrow and a long one carry different costs for us. If your date changes the offer, we tell you how much before you choose.
- Loans, liens and title
- An existing mortgage, a lien or a title question gives escrow more to clear. We check for these at the start so they don't turn up in the last week.
Questions about selling for cash
- How do you come up with the offer?
- We pull sold prices for similar houses close by. Then we estimate repairs, plus what it costs us to hold the house and resell it. What remains is your offer, and we go through each part with you.
- Do I need to empty the house before closing?
- No. Pack up what you want to keep. Whatever stays behind is ours to deal with after closing.
- What is the Guarantee cash offer program?
- The Guarantee cash offer program is one of the offers we make to sellers. Bring it up on the phone, and we'll walk you through the terms and talk plainly about whether it fits your situation before you decide anything.
- Will I get less than selling with an agent?
- Usually the price is below what a fully updated house might bring on the open market. In return you skip repairs, prep, commission and months of waiting. We'll lay out both routes side by side, and if the open market is the better fit, we can help you sell that way too.
- Does getting an offer commit me to anything?
- It doesn't. You can say yes, say no or take time to think. You're only bound once you sign a purchase agreement.
- Do you buy outside Westlake Village?
- Yes. We also buy in nearby towns such as Thousand Oaks, Agoura Hills and Oak Park. The Service Areas page shows the full list.
Get a number you can plan around
Tell us about the house and your timing on the phone. The person you speak with is the one who writes the offer and stays with you until closing.