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⚡ FAIR CASH OFFERS. FAST.

Sell Your House In 7 Days.

Get a fair cash offer within 24 hours. No repairs. No commissions. No uncertainty.
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Close On Your Timeline
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“HomeOffer closed in 8 days and helped us avoid foreclosure. Truly a lifesaver!”

Sarah M. Tampa, FL
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BUSINESS
4.9
★★★★★
Average Rating
(1,200+ Reviews)
$500M+ Homes Purchased
Since 2018
10,000+ Homeowners Helped
Across The Country
50 States Served
Nationwide
A SIMPLER WAY TO SELL

A Direct Home Sale Built Around Your Timeline

Selling a house does not always need to begin with repairs, listing photos, open houses, and months of waiting. HomeOffer gives homeowners another route: a direct purchase based on the property, its current condition, and the seller’s preferred timing.

Sell As-Is

01

You do not need to renovate, repaint, stage, or deep-clean the property before requesting an offer.

Skip Showings

02

Avoid repeated appointments, open houses, and the disruption of having multiple buyers walk through your home.

No Agent Commission

03

HomeOffer is buying the property directly, so there is no real estate agent commission charged by HomeOffer.

Choose Your Closing Date

04

Select a closing schedule that works with your move, title process, and other transaction requirements.

HOW IT WORKS

How Selling Your House to HomeOffer Works

The first step is simply finding out what a direct sale could look like. You can review the offer, ask questions, and decide whether it fits your needs.

01

Share Your Property Address

Enter the property address online or call +1 818-392-5511 . We will ask for basic information about the house, its condition, occupancy, and your preferred timing.

02

Let Us Review the Property

HomeOffer reviews local comparable sales, the property’s current condition, likely repair work, and other details that may affect the purchase.

03

Review Your Written Cash Offer

You receive a direct offer to consider. Ask questions, review the purchase terms, and compare the offer with your other selling options.

04

Choose Whether and When to Close

There is no obligation to accept. If you decide to proceed, the transaction moves through the required title and escrow steps using an agreed closing date.

WANT TO SEE THE FULL PROCESS? Learn more about each step before deciding what works for you.
SEE HOW IT WORKS
SELLER SITUATIONS

Sell Your House As-Is, Even When the Situation Is Complicated

Some properties are difficult to prepare for a traditional sale. Others are tied to a deadline, family change, ownership issue, or repair burden. HomeOffer reviews each property individually so you can compare a direct cash sale with your other options.

TELL US ABOUT YOUR PROPERTY
01

Inherited and Probate Properties

An inherited house may need repairs, cleanout work, title coordination, or agreement between several family members. HomeOffer can review the property once the authorized seller has the legal ability to sell it.

02

Tenant-Occupied Rental Properties

If the house is occupied, share the lease and occupancy details with us. Any sale must follow the agreement and applicable California requirements.

03

Major Repairs or Deferred Maintenance

Roof damage, old electrical systems, plumbing problems, foundation concerns, outdated interiors, and years of deferred work do not prevent you from requesting an offer.

04

Foreclosure or Missed Payments

When a sale is connected to a lender deadline, timing matters. HomeOffer can review the property, but homeowners should also speak with their lender, housing counselor, or attorney about their full set of options.

05

Divorce, Relocation, or Downsizing

A direct sale may help when you need a clearer schedule and do not want to prepare the house for the open market during a major life change.

06

Vacant, Damaged, or Difficult-to-Manage Homes

Request an offer for a vacant property, fire or water damage, code problems, unpermitted additions, heavy cleanup, or a house that has become difficult to maintain.

OTHER PROPERTY SITUATIONS

You Can Also Contact Us About:

These issues do not automatically prevent you from requesting an offer. Share the details so the property can be reviewed properly.

Liens or title questions
Unpermitted rooms or additions
Fire, smoke, or water damage
Hoarding or large cleanout needs
Long-term vacancy
Out-of-area ownership
Problem property maintenance
An unwanted rental property
HAVE A DIFFERENT PROPERTY SITUATION? Tell us what is going on with the house and we can review the details.
TELL US ABOUT YOUR PROPERTY
COMPARE YOUR SELLING OPTIONS

HomeOffer vs. a Traditional Home Sale

Both selling methods can work. The right choice depends on whether your priority is the highest possible open-market price, a simpler as-is sale, a more predictable schedule, or less work before closing.

SELLING FACTOR
DIRECT CASH SALE HomeOffer
OPEN MARKET Traditional Listing
Property Preparation
HOMEOFFER
✓

Request an offer in the current condition.

TRADITIONAL LISTING
•

Cleaning, repairs, staging, and photography may be recommended.

Showings
HOMEOFFER
✓

No repeated public showings.

TRADITIONAL LISTING
•

Buyer appointments and open houses may be required.

Buyer Financing
HOMEOFFER
✓

Cash purchase is not dependent on a buyer mortgage.

TRADITIONAL LISTING
•

Closing may depend on financing and appraisal.

Agent Commission
HOMEOFFER
✓

No agent commission charged by HomeOffer.

TRADITIONAL LISTING
•

Seller may pay an agreed brokerage commission.

Offer Amount
HOMEOFFER
✓

Based on the as-is property and costs the buyer expects to take on.

TRADITIONAL LISTING
•

May produce a higher gross price before commissions, repairs, concessions, and holding costs.

Inspection Requests
HOMEOFFER
✓

Property condition is considered when the offer is prepared.

TRADITIONAL LISTING
•

A buyer may request repairs, credits, or a price change after inspection.

Closing Schedule
HOMEOFFER
✓

Agreed directly and subject to title and escrow.

TRADITIONAL LISTING
•

Depends on the buyer, lender, appraisal, inspection, and escrow.

Seller Effort
HOMEOFFER
✓

Lower preparation and coordination burden.

TRADITIONAL LISTING
•

More preparation, access, negotiation, and buyer coordination.

COMPARE THE REAL TRADE-OFF

A cash offer is not automatically the best choice for every homeowner. It is useful because it gives you a real number and timeline to compare against the likely net proceeds, work, and waiting involved in a traditional listing.

COMPARE MY OPTIONS
OFFER TRANSPARENCY

How We Calculate a Cash Offer for Your House

A direct cash offer should not feel like a random number. HomeOffer reviews the property and explains the main factors considered before you decide whether to proceed.

01

Recent Local Sales

We review recent sales of reasonably comparable properties near your home, while accounting for differences in location, size, layout, and condition.

02

Current Property Condition

The offer considers visible condition, deferred maintenance, major systems, likely repair work, cleanup, and any property details that could affect resale.

03

Repair, Holding, and Resale Costs

HomeOffer takes on the work and risk after purchase. Expected repairs, insurance, utilities, financing, taxes, maintenance, resale costs, and market time may affect the offer.

The tradeoff is important.

The cash offer may be lower than the price a fully repaired home could receive on the open market. The tradeoff is that you can sell the property in its current condition and avoid many of the costs and steps required before a traditional sale.

REQUEST MY PROPERTY REVIEW
Residential homes reviewed for a HomeOffer cash offer
EVERY PROPERTY IS DIFFERENT Reviewed using property-specific details
OFFER REVIEW

What Goes Into the Calculation

+
Comparable Local Sales Establishes a property-specific market reference.
−
Repair & Cleanup Scope Accounts for work the buyer expects to take on.
−
Holding & Resale Costs Considers carrying, transaction, and resale expenses.
RESULT Property-Specific Cash Offer
This graphic shows the types of factors reviewed. It is not a fixed valuation formula or guaranteed percentage of market value.
COST OF WAITING CALCULATOR

What Could Waiting to Sell Cost You?

Even when a house is not listed, ownership costs continue. Use the calculator to estimate how much you may spend while waiting for repairs, a listing, a buyer, financing, and closing.

ENTER YOUR MONTHLY COSTS

Estimate Your Property Holding Costs

FORMULA

Monthly property costs × expected months

01

Enter the monthly loan payment connected to the property.

$ /mo
02

Enter the average monthly amount for property taxes and insurance.

$ /mo
03

Include utilities, landscaping, security, routine upkeep, and other monthly property costs.

$ /mo
04

Estimate how long preparation, marketing, buyer financing, and escrow may take.

months
ESTIMATED COST OF WAITING
$0
Monthly property cost: $0
MONTHLY COST $0
×
WAITING PERIOD 0 months
=
ESTIMATED COST $0

This calculator provides a general estimate only. It does not include every possible repair, commission, tax, concession, legal cost, or transaction expense.

SEE WHAT HOMEOFFER WILL OFFER
LOCAL SERVICE AREA

Cash Home Buyers Focused on Los Angeles and the San Fernando Valley

HomeOffer is building its local service around the San Fernando Valley, where housing condition, lot type, neighborhood demand, tenant situations, and selling timelines can differ from one community to the next.

Start with the regional guide or choose your city to read local selling information, housing details, and answers written for homeowners in that community.

PRIMARY SERVICE AREA

San Fernando Valley

CALIFORNIA
HomeOffer San Fernando Valley service area VAN NUYS PANORAMA CITY ARLETA PACOIMA SUN VALLEY SAN FERNANDO VALLEY

Local pages are being built around communities where HomeOffer has dedicated homeowner information.

Homes in the San Fernando Valley
REGIONAL GUIDE
SAN FERNANDO VALLEY

Selling a House As-Is Across the Valley

Read the main guide to selling a house as-is for cash across the Valley.

LOCAL CITY GUIDES Choose your community
01

Pacoima

Selling information for homeowners dealing with repairs, inherited property, tenants, or a faster moving schedule.

02

Panorama City

Learn how a direct cash sale compares with preparing and listing a Panorama City property.

03

Van Nuys

Review as-is selling options for houses, rentals, inherited homes, and properties needing work.

04

Arleta

See how HomeOffer reviews Arleta properties and what to consider before choosing a direct sale.

05

Sun Valley

Read about selling a property without completing repairs or preparing for repeated showings.

MORE LOCAL SELLING INFORMATION View the communities HomeOffer currently serves.
VIEW ALL AREAS WE BUY
Homeowner reviewing home selling options
TAKE TIME TO COMPARE The right selling method depends on your property, timeline, priorities, and financial goals.

Compare the likely net result, the amount of work required, and the timing of each option rather than looking at price alone.

CHOOSING HOW TO SELL

Is a Cash Sale the Right Choice for You?

The fastest route is not always the right route, and the highest advertised price is not always the amount a seller keeps. Compare the timing, likely net proceeds, work required, and certainty of each option before signing a contract.

OPTION 01

A Direct Cash Sale May Fit If You:

  • Want to sell without completing repairs
  • Need a clearer closing schedule
  • Do not want repeated showings or open houses
  • Own a vacant, inherited, or difficult-to-manage property
  • Need to compare an as-is offer before spending money on improvements
  • Prefer a lower-preparation sale over pursuing the highest possible gross price
OPTION 02

A Traditional Listing May Fit If You:

  • Have time to prepare and market the property
  • Can manage repairs, cleaning, staging, and showings
  • Want to test the full open market
  • Are comfortable with buyer financing, inspection, and appraisal conditions
  • Are willing to wait longer for the possibility of a higher gross sale price
You stay in control of the decision.

Requesting an offer does not require you to accept it. Use the number, terms, and timing to make a side-by-side comparison before you decide.

FREQUENTLY ASKED QUESTIONS

Questions About Selling Your House to HomeOffer

Review common questions about offers, property condition, closing timelines, inherited homes, tenant-occupied properties, and selling directly to HomeOffer.

Requesting an offer does not require you to accept it. You can review the terms and compare your selling options before deciding what to do.

01 How does HomeOffer buy houses?

HomeOffer buys residential properties directly from owners. You share the property details, HomeOffer reviews the local market and the house’s condition, and you receive a cash offer to consider. If you accept, the sale proceeds through the required title and escrow steps.

02 How fast can I receive a cash offer?

HomeOffer aims to provide an offer within 24 hours after receiving the information and property access needed for review. Properties with title, probate, occupancy, or condition questions may require more time.

03 Do I need to repair or clean the house first?

No. You can request an offer for the house in its current condition. The condition and expected repair work will be considered when HomeOffer calculates the offer.

04 Do I pay a real estate agent commission when selling to HomeOffer?

HomeOffer is purchasing the property directly and does not charge you a real estate agent commission. Review the written purchase agreement and escrow statement for the complete financial terms of your transaction.

05 How does HomeOffer calculate my cash offer?

HomeOffer reviews recent comparable sales, location, property size and layout, current condition, expected repairs, cleanup, holding costs, resale costs, and current local demand.

06 Am I required to accept the offer?

No. Requesting or reviewing an offer does not require you to sell. You can compare the price, terms, timing, and expected net proceeds with your other options.

07 Can I choose the closing date?

HomeOffer works with sellers to agree on a practical closing date. The final schedule remains subject to title, escrow, legal authority, occupancy, and any other transaction requirements.

08 Can HomeOffer buy an inherited or probate property?

HomeOffer can review inherited and probate properties when the person signing has legal authority to sell. Probate and title requirements vary, so the estate may also need advice from a qualified California attorney or probate professional.

09 Can I sell a tenant-occupied house?

Possibly. Share the current lease, payment, notice, and occupancy details when requesting an offer. The transaction must follow the lease and applicable California and local housing rules.

10 Can I sell a house with code violations or unpermitted additions?

You can request an offer. HomeOffer will review the violations, additions, available records, condition, and likely cost of resolving the issues before preparing the offer.

11 Is a cash offer the same as the full market value of a repaired house?

Not usually. A cash buyer considers the property’s current condition and the repair, holding, and resale work it will take on. A fully prepared traditional listing may produce a higher gross price, but it may also involve repairs, commissions, concessions, carrying costs, and more time.

12 Where does HomeOffer buy houses?

HomeOffer is focusing on Los Angeles and the San Fernando Valley, beginning with Pacoima, Panorama City, Van Nuys, Arleta, and Sun Valley. Visit the Areas We Buy page for current coverage.