Los Angeles County, California
A direct buyer for older Los Angeles homes.
More than half of the housing in the City of Los Angeles was built before 1970 — the median year built is 1965. We buy single-family homes from that era in established neighborhoods, as a principal, with our own funds. No listing, no commission, no showings, no repair negotiation.
- No agent commission
- No showings
- No structural inspection
- No contingencies
Get an offer on your Los Angeles property
Tell us where it is and roughly when it was built. We look at the parcel and the plat and come back to you within two business days — with next steps toward an offer, or a plain no. No obligation.
Neighborhoods
Where we are actively buying in Los Angeles.
These are established, platted subdivisions where the housing stock is predominantly mid-century or earlier. If your street is not on this list but the house was built in 1980 or before, it is still worth asking.
Sherman Oaks
1920s–1950s Spanish Colonial, Tudor, and ranch
Studio City
1920s–1960s bungalow, Traditional, and hillside modern
Encino
1940s–1950s ranch and Minimal Traditional
Valley Village
1940s–1950s ranch and Traditional
Toluca Lake
1920s–1940s Spanish, Tudor, and American Colonial
Mar Vista
1940s–1950s ranch and Minimal Traditional
Excluding the Gregory Ain tract
Westchester
1940s–1950s postwar tract on large lots
Culver City
1920s–1950s Spanish, Craftsman, and ranch
Cheviot Hills & Rancho Park
1920s–1930s Spanish, Tudor, Colonial Revival
Beverlywood
1930s–1940s Spanish and Traditional
Arcadia
1930s–1950s ranch and Period Revival on large lots
Manhattan Beach
1940s–1950s postwar cottage and ranch
San Marino
1913–1930 Period Revival and postwar ranch
Palos Verdes Estates
1920s Mediterranean and 1950s–1960s ranch
The market
What the numbers actually say.
- Median year built, City of LA
- 1965
- Median age of LA County housing
- 58 years
- Median homeowner tenure, LA metro
- 20.0 years — longest in the US
- City of LA median sale price
- $1,059,469 (−1.4% YoY)
- Median days on market, City of LA
- 50 days
- LA County active listings
- 15,042 — up five straight months
- Typical total cost to sell
- 7–10% of sale price
Market data as of July 2026, the latest complete month published.
Why a listing is expensive here
The friction we are removing.
The cost of selling conventionally is 7–10%
On a $2,000,000 sale that is roughly $11,200 in transfer tax, $50,000 in commission at 2.5%, and $7,000–$15,000 in prep, staging, and pre-listing repairs — $68,000 to $76,000 before you account for the carrying cost of the months it takes.
Dated houses sit while updated ones move
City-wide days on market is 50. Hancock Park ran 77. ZIP 90004 ran 70. Valley Village is up 18 days year over year. The spread between a turnkey house and an original one is the whole argument for a direct sale.
Point-of-sale compliance takes weeks, not days
Inside the City of LA, escrow will not close without the 9A Residential Property Report, water heater strapping, smoke and CO detectors, a low-flow fixture certificate, and a permitted seismic gas shutoff valve — that last one carries a two-to-three-week LADBS inspection lead time and has to be started before you list.
Insurance is repricing on a published schedule
LA County holds 154,765 FAIR Plan policies, up 83% in four years, and the Department of Insurance approved a 29.1% average FAIR Plan rate increase effective October 15, 2026. Private carriers are net-retreating from 46 of California’s 58 counties.
Prop 19 puts a hard clock on an inherited house
For transfers through February 15, 2027, an heir keeps any of the parent’s assessed value only by moving in as their principal residence and filing for the homeowners’ exemption within one year. Miss it and the property reassesses to market permanently. On a $2M house with a $180,000 basis, that is roughly $2,000 a year in property tax becoming roughly $22,000.
California — how we operate
Axiom Services LLC buys as a principal for its own account. We are not a licensed real estate broker or salesperson, we do not represent you, and we owe you no fiduciary duty. We do not list, market, or advertise property we do not own. If a notice of default has been recorded against the property, California Civil Code §1695 applies and we will use a compliant home equity sales contract carrying your five-business-day right to cancel.
Get an offer on your Los Angeles property
Two business days to a straight answer, either way.