ServicesWe Buy Houses for Cash
Cash Buyers for Agoura Hills Houses
We buy the property ourselves, in its current condition, for cash. You make no repairs, pay no commission and set the closing date. Then we show you how the roof, plumbing, wiring and slab each played into the figure, so every part of the deal is clear.
How We Price a Cash Purchase
In a cash sale, we are the buyer. No appraiser works for a lender, no loan contingency hangs over escrow and nobody waits on outside financing. The house sells as-is, with its condition already counted in the offer instead of argued over item by item after an inspection.
Plenty of cash buyers give a single figure and leave it at that. We itemize ours. A 1970s house still on galvanized supply pipe, with a concrete tile roof whose underlayment is nearly spent and a 100-amp panel, will not price like one with copper or PEX, a newer composition roof and 200-amp service. We name the items that moved the offer and how much weight each one carried compared with the others.
This route fits when a firm date and a sure sale count for more than the highest possible price. If you would rather fix things up and list on the open market, our Seller's Agent page explains that path. We will weigh the two with you openly and tell you which suits the property.
What You Get With Our Cash Offer
An itemized offer in writing
You see the price along with each condition item we factored in: roof covering, pipe material, electrical service, foundation type. No single lump sum hides how we got there.
Sold as-is, with no repair list
After the walk-through, no list of fixes lands in your inbox. Stucco cracks, a leaky water heater or old single-pane aluminum windows are already counted in the price.
No commission taken out
We are the ones buying, so no agent commission comes out of what you receive. We point out the usual closing items that remain, like escrow and title, so your net is plain.
You set the closing date
Escrow runs on your schedule. Ready right away? We keep up. Need more weeks to sort furniture and empty the garage? We plan for that.
The Guarantee cash offer program
We offer a Guarantee cash offer program. Bring it up when you call and we will walk you through how it would work for your property.
Signs a Cash Offer Fits Your Situation
The roof needs more than a patch
Clay and concrete tile often outlast the felt underlayment beneath them. When that underlayment fails, the fix means lifting and relaying tile, which is costly. Wood shake roofs can also make some buyers' insurance harder to place.
Original plumbing is still in the walls
Galvanized steel corrodes from the inside, narrowing the pipe and dropping water pressure. Polybutylene lines from the 1980s carry a known failure history. Either can stall a financed buyer.
The electrical panel worries inspectors
Older panels from certain brands, ungrounded two-prong circuits or aluminum branch wiring tend to show up in inspection reports and push lenders to ask for repairs before funding.
Additions or garage conversions lack permits
Unpermitted square footage can shrink an appraisal and scare off lenders. A cash purchase does not depend on an appraiser counting that space.
You want a fixed date, not a long escrow
If a long contingency period with inspections and loan approval does not suit you, a cash sale removes most of those steps.
How a Cash Sale Works With Us
- 1
A phone call about the property
We ask about age, square footage, roof type, plumbing, the electrical panel and any work done without permits. Rough answers are fine at this stage.
- 2
A walk-through by video
You walk us through the house on a video call, or meet us at our office with photos. We look at the roofline, under-sink plumbing, the panel label, the water heater and any stucco or slab cracks.
- 3
Your written cash offer
We send the offer with the condition items that shaped it. We go over it with you by phone and answer questions until the numbers make sense.
- 4
Escrow and title
Once you accept, escrow opens with a neutral title company. They handle the title search, payoff figures and the closing documents.
- 5
Closing on your date
You sign, escrow records the deed and the funds are released to you. You leave behind anything you do not want to take.
What Moves the Offer Up or Down
A cash offer starts from what comparable houses nearby have sold for, then subtracts what it will cost us to bring this one up to that standard. We will not quote a number before we know the property. These are the items that move it most.
- Roof covering and underlayment
- A composition shingle roof with years left adds little to our cost. A tile roof with tired underlayment, or a wood shake roof in brush-fire country that a buyer will want replaced, takes a bigger deduction.
- Plumbing and sewer line
- Copper or PEX supply lines are neutral. Galvanized or polybutylene lines mean a repipe. A clay sewer lateral with root intrusion is another line item we price in.
- Electrical service
- A modern 200-amp panel with grounded circuits costs us nothing extra. An undersized or problem-brand panel, or aluminum branch wiring, means an electrician and a permit.
- Foundation and slope
- Slab and raised foundations each have their own failure points, and hillside lots can add drainage or retaining wall work. Cracks that are cosmetic are priced very differently from ones showing movement.
- Permit history
- Unpermitted additions may need to be legalized or removed. The cost of that work, and the time it takes, comes off the offer.
Cash Offer Questions
Something not covered here? (818) 452-1587
How do you arrive at the cash offer?
We start with recent sales of comparable houses nearby. Then we estimate the cost to repair the major systems, mainly roof, plumbing, electrical and foundation, plus our holding and resale costs. We show you those categories in writing so you can see where the number came from.
Should I make repairs before you look at the property?
There is no need to. The cracked tile, the aging water heater and the dated kitchen can stay just as they are. We price those items into the offer, so money spent on fixes beforehand rarely comes back to you.
Will I pay a commission?
No commission is paid on a direct cash sale to us. Ordinary escrow and title costs still exist, and we explain on the call how they are handled so you know your net figure before you sign.
How is this different from selling with an agent?
Selling on the open market can bring a higher price, but it usually means repairs, buyer inspections and a loan contingency. A cash sale trades some of that price for certainty and speed. After 13 years as a licensed real estate broker, we can price both routes for you and tell you honestly which one comes out ahead.
Can I sell to you if there are unpermitted additions?
Yes. We note the unpermitted work during the walk-through and price in the cost to legalize or remove it. You do not need to pull permits before closing.
Do you buy in nearby towns too?
Yes. Along with Agoura Hills, we make cash offers in Calabasas, Oak Park, Westlake Village, Thousand Oaks and the surrounding area. Our Service Areas page lists the full region.
See What the Property Is Worth in Cash
Tell us about the roof, the plumbing and anything else you have been putting off. We will explain how each one affects the number and send a written cash offer you can weigh at your own pace.