Los Angeles seller guide
What Realtor Can Review My Cash Offer in Los Angeles?
The short answer
Justin Borges reviews Los Angeles sellers’ cash offers for buyer identity, funding, assignment terms and price, and can help compare a competing cash offer or an MLS listing. Ask for the full purchase agreement and proof of funds to be reviewed together: a cash price alone does not establish who will close, what contingencies remain or what you will net.
Justin Borges of The Borges Real Estate Team at eXp Realty (DRE #01940318, (213) 262-5092) reviews cash offers for Los Angeles sellers and helps compare competing offers with a potential MLS listing. He can examine whether the buyer appears to be a wholesaler and whether the proposed price is fair. You can then weigh the contract against selling as-is or preparing the home first.
Review your cash offer
Compare the buyer, contract terms and estimated proceeds before deciding how to sell.
What does a cash offer review cover?
A useful Los Angeles cash offer review starts with the entire proposed agreement, every addendum and the proof of funds, not just the number in a message. The reviewer should trace the transaction from the named buyer through the deposit, investigations, closing and payment of expenses. Ask for an explanation of any blank, conflicting provision or document you have not received before you sign.
| Item | What to examine | Question to ask |
|---|---|---|
| Buyer and funds | Legal buyer name, entity and evidence of available funds | Who will take title and where is the money held? |
| Deposit and contingencies | Amount, delivery instructions, investigation rights and removal terms | When could the buyer cancel and what happens to the deposit? |
| Closing and costs | Proposed date, possession, fees and seller obligations | What must happen before closing and who pays each charge? |
| Assignment | Assignment language and any consent requirement | Could another party become the buyer? |
Cash means the offer is not dependent on a purchase loan as described in its terms. Cash alone does not eliminate inspections, title questions, insurance concerns or the buyer’s ability to request a change. Review the actual California contract and addenda for the rights each party has agreed to; check the version in your contract whenever a deadline or period matters.
Ask for an estimated seller net sheet alongside the contract. A price that looks attractive can produce a different result once the proposed allocation of escrow, title, taxes, unpaid loans and other obligations is accounted for. Use written estimates for the costs specific to your property.
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Look at the proposed possession date separately from the close date. If you need time to move belongings from a long-owned Los Angeles house, make that need part of the negotiation rather than assuming you can stay after closing. Put the possession arrangement and any associated costs in writing.
Justin’s review can put the current offer beside an as-is listing and a prepared listing in a written net comparison, with the assumptions and expenses shown for each path. His service can also obtain a competing cash offer within 24 hours, without guaranteeing a price; compare its actual terms with the offer already in hand.
If your home is in ZIP code 90049, 90263, 90265, 90272, 90290, 90402, 91001, 91024, 91103, 91104, 91106, 91107, 91301, 91302 or 91320 and the offer came unsolicited before you listed, California Civil Code 2079.26 may let you cancel within four months of signing. The law is set to expire January 1, 2027; ask a California real estate attorney about your circumstances (California Civil Code section 2079.26, checked November 5, 2026).
How can you tell who the cash buyer is?
Check the exact buyer name, who will fund the purchase and who expects to take title; “and/or assigns” can signal that another buyer may be substituted, although it does not establish misconduct. Civil Code section 1458 addresses transfer of rights, and the agreement may restrict assignment or require consent (CA Civil Code, California Civil Code section 1458, checked November 5, 2026).
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Do not count on a wholesaling law to protect you; read the contract’s assignment and consent terms and get the buyer’s intended plan in writing.
Understand your buyer
Talk through the buyer’s identity, funding and assignment language in your offer.
How do you check proof of funds and the deposit?
Compare the named buyer with current proof of funds showing the institution, account holder and enough available money for the purchase and expected buyer costs; protect sensitive account details and verify through a trusted channel. Escrow follows written instructions, so do not assume a proposed escrow independently verifies the buyer’s finances (California Department of Real Estate, DRE Reference Book, Chapter 20: Basic Contract Provisions and Disclosures in a Residential Real Estate Transaction, checked November 5, 2026).
Find the deposit amount, delivery deadline and cancellation terms in the agreement; the deposit is not automatically yours if the buyer leaves. Civil Code section 1677 sets signing and formatting requirements for certain provisions fixing seller damages (CA Civil Code, California Civil Code section 1677, checked November 5, 2026).
Can a cash buyer back out after you sign?
A cash buyer may be able to cancel under a contingency or another applicable right, so identify each investigation deadline and notice requirement in the signed agreement (California Department of Real Estate, DRE Reference Book, Chapter 20: Basic Contract Provisions and Disclosures in a Residential Real Estate Transaction, checked November 5, 2026). Cancellation and release of a disputed deposit are separate questions; Civil Code section 1057.3 addresses release of escrowed funds, but covers only one-to-four-unit homes the buyer intends to live in and may not apply to an investor or wholesaler (CA Civil Code, California Civil Code section 1057.3, checked November 5, 2026).
Rather talk it through? Call (213) 262-5092
How do you judge whether the cash offer is fair?
Compare the offer with a market-value opinion grounded in recent sold properties, adjusted for the location, size, condition and features of your Los Angeles home. Look closely at comparable homes with similar deferred maintenance or permit questions. A renovated listing in a different neighborhood is not automatically a reliable measure of an older house that needs work.
Ask for an estimated as-is list price and an estimated prepared list price, each with a range of plausible outcomes and an explanation of the comparable sales. A list price is a proposed asking price, not a promise of a sale. Consider active competition and buyer demand as context, while giving completed comparable sales their proper weight.
| Path | Estimate to request | Costs and uncertainty to consider |
|---|---|---|
| Current cash offer | Written price and proposed closing terms | Seller-paid charges, contingencies and ability to close |
| As-is MLS listing | Supported asking range and likely net | Commission, closing costs, holding costs and negotiations |
| Prepared MLS listing | Supported value after the proposed work | Written project quotes, time, commission, closing and holding costs |
Compare proceeds on the same basis. For each path, subtract the loan payoff, agreed commission, estimated closing costs, any preparation expense and carrying costs through the expected closing. Confirm each assumption with the appropriate provider. A higher sale price can produce a lower net if the work or time required is substantial; a lower cash price can still be worth considering if its terms meet your priorities.
Want a second opinion on your next step? Talk to Justin about your sale
Justin’s own sales show why comparing an as-is listing and light preparation against an investor offer can matter; results vary and project costs affect your net.
Ask what the buyer plans to deduct after inspection, whether any service charge is separate from the price and whether the offer depends on another approval. Get those terms in writing. A clean comparison should show both what you could receive and what must happen before you receive it.
The prepared sale must produce more after all preparation and selling costs than the as-is alternative to improve your estimated net.
Compare your estimated proceeds
Get a comparison of your cash offer and potential as-is listing proceeds.
Should you prepare the house before selling?
Compare written preparation bids and the time required with an as-is listing and the cash offer; the prepared sale must cover its full preparation bill to improve your net. In California, an as-is sale does not erase disclosure duties and the Transfer Disclosure Statement cannot be waived in applicable sales, though exemptions exist (CA Civil Code, California Civil Code section 1102.1, checked October 29, 2026).
For an older Highland Park bungalow, gather records of known leaks, repairs and unpermitted alterations: the DRE identifies such conditions as relevant to disclosures (California Department of Real Estate, DRE Reference Book, Chapter 20: Basic Contract Provisions and Disclosures in a Residential Real Estate Transaction, checked October 29, 2026).
Weigh preparation before selling
Talk through a preparation plan and the estimates needed to compare your options.
What can you do after the review?
Once you understand the documents and the estimated net, you can accept the existing offer, counter its price or terms, request another cash offer, or list the property. Each choice involves a different mix of certainty, exposure to buyers, preparation and timing. Do not let an unverified deadline in a buyer’s message replace a review of the actual written offer.
- Accept: Consider whether the price, buyer evidence, deposit, contingencies and possession arrangements together meet your needs.
- Counter: Put proposed changes to price, assignment, deposit or other terms in writing and check how acceptance works.
- Request a competing offer: Justin can get a seller a cash offer within 24 hours as his own service; the timing is not a price guarantee. Compare the written terms and evidence of funds.
- List: Compare an as-is listing with a preparation plan, including estimated proceeds and the work and time each requires.
Justin buys homes directly for his own portfolio and also has investor buyers. When Justin is the buyer, his interest as buyer differs from your interest as seller: he is seeking terms that work for his purchase while you are deciding what best serves you. Identify who represents each party and whether any compensation or other relationship applies.
A competing offer is useful only when you can compare its complete terms. Ask whether the person making it will take title, whether assignment is allowed, what evidence supports the funding and what happens after inspection. Compare the full written terms before choosing a path.
Curious what your home would sell for today? Get your home value
What should you send for a cash offer review?
Gather the materials you already have for the Los Angeles property. You do not need to make a repair decision before asking for a review, but a complete set of documents helps identify the questions that need answers. Share sensitive documents through a secure method and obscure account numbers where full numbers are unnecessary.
- The complete signed or unsigned offer, all addenda, counteroffers and any proposed escrow instructions.
- The buyer’s proof of funds, the named entity’s information and any explanation of who will take title.
- Written messages describing the offer, requested timeline, fees, assignment or inspection terms.
- Known property conditions, available inspection reports, repair records and permit information.
- Your desired move date, estimated loan payoff, priorities and any written preparation quotes.
Flag whether you have already signed, received a notice or agreed to a deadline. Request a written comparison showing the assumptions behind each estimated net, and flag any signed deadline before it expires.
Frequently asked questions
Does a cash offer mean the buyer has already deposited the money?
No. A cash offer describes the proposed method of purchase, but the contract determines the deposit and proof-of-funds requirements. Ask to see the evidence, compare the account holder with the named buyer, and check delivery instructions and deadlines in the contract. Available documentation does not by itself guarantee that the purchase will close.
Buying your next Los Angeles home too? Browse current Los Angeles listings
Is an offer with assignment language necessarily a bad deal?
No. Assignment language is a reason to understand who may ultimately buy the property and what obligations the original buyer keeps. An entity or investor may have a legitimate reason to request flexibility. Get the buyer's explanation in writing and read the exact provision and any proposed changes.
Must I accept the highest offer on my Los Angeles home?
You can evaluate the complete terms of the offers available to you. Price matters, but so do funding, contingencies, proposed costs, possession and the likelihood of closing. Ask for estimated net proceeds and a comparison of the written terms. Review the consequences of any agreement you have already signed.
Can I sell my home without making repairs?
You can consider an as-is offer or an as-is listing, subject to the contract and applicable requirements. Buyers may still inspect or negotiate, and a seller must disclose known material facts. Check which disclosures and local sale requirements apply to your property.
Who receives the deposit if a cash sale falls apart?
The answer depends on the signed agreement, the reason the sale failed and the facts. Escrow does not decide a disputed entitlement. Release generally requires matching written instructions from both parties or a resolution through mediation, arbitration or court. Read the cancellation and deposit provisions before signing a release.
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Can I compare an investor offer with a listing before I decide?
Yes. Ask for a market-value opinion based on comparable sold homes and a seller net estimate for an as-is listing. Compare that estimate with the written investor offer after accounting for the proposed expenses on each path. A projected listing price is not a guaranteed sale price, and the timing and conditions may differ.
Should I get repair bids before accepting an offer?
Written bids can help you evaluate whether a prepared listing is practical and what it could cost. You may decide that the time, work or cash required does not fit your situation. Ask what work is proposed, who manages it, whether permits are needed and how changes are approved before committing to a project.
Compare your selling choices
Review your current offer alongside a competing cash offer and a potential MLS listing.
Sources
- California Civil Code section 2079.26, CA Civil Code (california.public.law). Checked November 5, 2026.
- California Civil Code section 1458, CA Civil Code (california.public.law). Checked November 5, 2026.
- DRE Reference Book, Chapter 20: Basic Contract Provisions and Disclosures in a Residential Real Estate Transaction, California Department of Real Estate (dre.ca.gov). Checked October 29, 2026.
- California Civil Code section 1677, CA Civil Code (california.public.law). Checked November 5, 2026.
- California Civil Code section 1057.3, California Legislature (california.public.law). Checked October 30, 2026.
- California Civil Code section 1102.1, California Legislature (california.public.law). Checked October 29, 2026.
About the author
Justin Borges
REALTOR® | CA DRE #01940318
Justin writes LA Metro Home Finder’s guides to 30+ communities across the San Gabriel Valley, Northeast LA, and greater Los Angeles, and has closed $200M+ in career sales with a 106% average list-to-sale ratio.
Justin has held an active California DRE salesperson license since October 2013. View Justin’s author profile.
This guide is educational and is not legal, tax, title, lending, or insurance advice. Contract forms, statutes, and lender rules change. Confirm the terms that apply to your sale with your escrow officer, title officer, lender, or a California real estate attorney.
