Need to Sell My House Fast: We Buy Houses in Palisades, California

Los Angeles voters will decide a city measure on November 3, 2026. It would give a one-time exemption from the City's Measure ULA transfer tax. The exemption covers residential property damaged or destroyed in the Palisades Fire. It must sell within five years of the fire. The City Council sent the measure to the ballot on August 4, 2026. A yes vote adopts it. Ask your escrow officer how it would apply to your sale.

Mayor Bass's Executive Order 1 lets owners rebuild what stood before. The new building can add up to 10 percent in height and footprint. The City says it must be in substantially the same location. It skips Coastal Act, environmental, and Mello Act review. Executive Order 8 covers zoning-compliant single-family homes in the Coastal Zone. Those homes can be bigger than before. They need 10 feet from a canyon bluff or 25 feet from a coastal bluff. We buy lots as they are, so you do not pick a path first.

The City's building department keeps plans for single-family homes built after 1978. To get a copy, send a signed Affidavit for Duplication of Plans to [email protected]. You can also bring it to the LA One-Stop Rebuilding Center at 1828 Sawtelle Boulevard. Staff ask for your deed and a driver's license. Some requests take longer than one day. The City also accepts old permits, Assessor data, and photos to show what stood. You do not need plans to ask us for an offer.

The City gave these numbers on November 21, 2025. More than 1,300 rebuilding plans were approved for 650 addresses. More than 1,070 permits were issued for 540 addresses. More than 340 projects had started construction. That day, a home at 915 N Kagawa Street got the first Certificate of Occupancy. The City says its debris removal program is complete. The City's dashboard updates every hour. You can sell now or wait. We make an offer either way.

Many Palisades areas have groups. Council District 11 lists groups for Castellammare Mesa, Huntington Palisades, and Marquez Knolls. It also lists Palisades Highlands and Rustic Canyon. The City says it does not enforce HOA rules or CC&Rs. A City permit does not show you meet them. The City tells owners to ask the HOA and read a current title report. If you sell to us, you skip HOA plan review.

Yes. Homes that survived the fire can be sold too. The City says water and power came back for standing homes in two months. Sellers still complete a state hazard form. It asks about high fire zones, landslide zones, earthquake fault zones, and flood areas. We buy as-is, so there are no repairs or cleaning before closing. Call us for a cash offer within 24 hours.

The City opened the Palisades Inspections and Permitting Support Center at 16925 Marquez Avenue, 90272. It is open Monday to Friday, 9 a.m. to 5 p.m. The LA One-Stop Rebuilding Center at 1828 Sawtelle Boulevard also helps owners. Executive Order 7 paused permit and plan check fees for fire repairs and rebuilds. Mayor Bass issued it April 25, 2025. A full waiver needed City Council approval. The City's page lists 3-1-1 for more information.

The Palisades Fire started on January 7, 2025. CAL FIRE says it burned 23,448 acres. It destroyed 6,845 structures and damaged 975 more. Those counts include homes, businesses and other buildings.

That left Palisades owners in three spots. Some lost a house. Some still have one standing. Some own a bare lot and want out. We make a cash offer in all three cases.

No agent, no repair list, no listing fees

You do not hire an agent. You do not pay a listing commission. You do not fix a thing first. You do not stage a room or hold an open house. We buy the place as it is today.

What we ask you for

Your address, a few details and a good time to talk. That is enough to start an offer.

A Palisades sale comes with extra homework. The hillsides bring soil reports. The fire zone brings brush bills. The fire year brought tax deadlines. Each one costs time, and some cost money.

A cash sale lets you set those chores down. We take the house or lot with its open questions. You pick the day you are done.

Three chores a Palisades owner may want to skip

• Hiring a geology firm for a hillside lot.
• Clearing brush on a parcel every spring.
• Sorting out a fire-year tax bill.

Here is the whole path, from the first call to the closing table.

Step 1: Fill out the form or call

Use the short form on this page. Or call (323) 622-6021. Tell us the street address in Pacific Palisades, ZIP 90272. Tell us what shape the place is in. Photos help, but you do not need them.

Step 2: Get a cash offer within 24 hours

Within 24 hours you get our fair, no-obligation cash offer. We can talk by phone or meet at the home. If the home burned, we can work from the lot.

Step 3: Pick your closing date

You choose the date. We can close in as little as seven days. If you need more time, say so. A title or escrow company handles the closing. We coordinate it with you.

Much of Pacific Palisades sits on slopes. The City of Los Angeles made a map for that. It is called the Palisades Geohazard Risk Assessment Zones, or PGRAZ. LADBS bulletin P/BC 2026-157 explains how it works. The bulletin shows a revision date of February 12, 2026. Rules change, so ask the City for the current version.

Orange zones and yellow zones

Orange zones are sites on or next to steep slopes. The bulletin says that means generally steeper than 2 horizontal to 1 vertical. It also covers possible landslide areas.

Yellow zones sit at the bottom of steep slopes. Mudslide debris can reach them.

What the City asks for in those zones

• A combined geology and soils report.
• Approval of that report by the LADBS Grading Division.

Older foundation or slope repairs may stay, the bulletin says, if the consultants find no sign of instability.

Lots outside the map

The bulletin calls areas outside the zones relatively flat. They typically skip the combined report. A soils report is generally still needed for digs deeper than 5 feet. It is also generally needed when a dig removes support from a neighbor's property or a public way.

For a lot not on the list, the City suggests a geotechnical consultant. Neighbors can hire one firm together to cut the cost.

What this means if you sell

Reports take money and time. A buyer who rebuilds must plan for them. You do not order one to get our offer.

As-is can mean three very different things up here. We buy all three.

A house that still stands

You leave the repairs alone. You skip the paint, the carpet and the punch list. We buy it with whatever it needs.

A burned shell or a bare slab

Demolition has a catch. When crews pull out a foundation, the soil next to it gets disturbed. The LADBS bulletin says that soil must be dug out and packed down again. That calls for a compaction report. In the orange and yellow zones, the report goes to the City for approval, and a grading permit is required.

Outside those zones, the bulletin lets the project's engineer self-certify the compaction work. Either way, you do not have to do this before you sell to us.

A cleared lot

A cleared lot also sells as-is. You do not grade, fence or plant it.

Smoke and water damage

Standing homes can have smoke, soot or water damage. We buy those too.

The Los Angeles Fire Department runs a yearly brush clearance program. It covers parcels in the Very High Fire Hazard Severity Zone. The City says owners should keep up year-round, not only in spring.

The 2026 numbers

• The City asked owners to pass by May 1, 2026.
• Inspections ran from May 1 through June 30, 2026.
• A parcel that passed by May 1 avoided the $31 inspection fee.
• A parcel that failed a second inspection owed a $758 fee.
• After that, City crews can clear the parcel and bill the owner.
• That bill adds a $1,740 administrative fee to the contractor's lowest bid.
• A late payment brings a 200 percent penalty.

The City says fees can change.

What about burned parcels

The City says some Palisades fire parcels may skip the $31 fee. They still get a Notice of Non-compliance if they fail. The page does not say more about burned lots. The Brush Clearance Unit can answer at (800) 994-4444.

Selling instead of keeping up

If you do not want this chore every spring, sell to us. You do not clear the brush first.

Los Angeles County gave fire-impacted owners a way to ask for penalty relief. The county's notice names the Eaton and Palisades fires. The 2026 payment deadline was April 30. Owners who could not pay on time because of the fires were told to file on or after May 1.

The county said staff would answer within 30 to 45 days. The county also said eligible owners may have until June 30, 2030 to pay qualifying taxes without penalties.

That notice is from April 2026. Dates and rules can change, so check the Treasurer and Tax Collector's site for the latest.

How owners file

1. Find your Assessor's Identification Number on your tax bill.
2. Fill out the Penalty Cancellation Request at ttc.lacounty.gov/public-inquiries.
3. Write that the property is fire-impacted in the comment box.
4. Save the confirmation.

A notice is not a no

You may still get delinquent notices. The county says a notice does not mean your request was denied. Partial payments are accepted.

Where the county Assessor can help

The county lists a West Regional Office at 6167 Bristol Parkway, Suite 100, Culver City. Its listed hours are Monday to Friday, 8 a.m. to 5 p.m. The listing says it offers disaster services and tax assistance. The phone is (310) 665-5300.

The pages we read did not say which office holds Palisades files. Look up your AIN first. Ask your escrow officer how an open tax bill is handled at closing.

The State Board of Equalization explains a rule in Proposition 19. A wildfire victim can move a property tax base value to a replacement home anywhere in California. Not every owner qualifies. Call the Assessor before you sign anything.

The conditions the Board lists

• The burned home was your principal residence.
• You sell the damaged home in its damaged condition.
• You buy or finish building the new home within two years of that sale.
• The new home becomes your principal residence.

The paperwork

You file Form BOE-19-V with the Assessor in the county where the new home sits. You file it after both deals close and you live there. It does not go through escrow. The Board's deadline is three years from the day you buy or finish the new home.

The value limit

If the new home costs the same or less, the Board says no adjustment applies. If it costs more, the extra is added to the base value. The limits step up in the first and second year after the sale.

Why a cash sale can fit

The rule asks for a sale in the damaged condition. We buy in that condition. We do not ask you to clear, repair or clean. Talk to the Assessor or a tax professional about your own case.

Every owner here has a different story. We buy in each of these.

Behind on the mortgage or the tax bill

If a payment fell behind, call us early. A cash offer gives you one more choice to weigh while you decide.

An inherited house

Heirs often live far away. They may not want to rebuild or manage a lot from another state. We can buy from the estate when the paperwork allows.

Tenants in the home

Some owners have a renter in place. Some have a vacant rental. We buy either one.

Divorce, liens and code notices

A shared house can stall a split. A lien can stall a sale. A brush notice from the City adds one more to-do. Escrow can often pay liens from the sale proceeds. We buy as-is, notices and all.

Fire, smoke or water damage

CAL FIRE counted 975 damaged structures along with 6,845 destroyed. A damaged house still has value to us. You do not repair it first.

Empty houses and empty lots

A vacant place still gets brush inspections and tax bills. We can take it off your hands.

Standing homes in the Palisades can hold a lifetime of things. Burned lots may hold what is left. We take either one.

Take what matters, leave the rest

Photos, papers and family items come with you. Furniture, boxes and old tools can stay. We handle the haul-away. You do not rent a dumpster.

If you cannot get to the house

Some owners live far away now. You can still sell. Tell us what you want saved.

What you do not pay

• No agent commission.
• No repair bills.
• No cleaning.
• No geology or soils report to get our offer.

What we handle

We coordinate the title and escrow work. We pay the usual closing costs.

Ask the escrow officer

Taxes and old liens get sorted out at closing. The escrow officer can show you each line before you sign.

Pacific Palisades is a community inside the City of Los Angeles. It is not its own city. The county's ZIP list shows ZIP code 90272 as Pacific Palisades and Palisades Highlands, City of LA. The same list shows ZIP 90402 as covering the City of Santa Monica and part of Pacific Palisades. So tell us your street address.

Neighborhood groups the City lists

The Council District 11 office lists homeowner and neighborhood groups for these areas.

• Castellammare Mesa
• Huntington Palisades
• Marquez Knolls
• Palisades Highlands
• Rustic Canyon
• Sunset Mesa
• Miramar
• Tahitian Terrace
• Upper Riviera
• Pacific View Estates

One note on names

The City page does not draw boundaries for these areas. If your street is not on the list, call anyway. We buy across the Palisades.

The City of Los Angeles has three main rebuild orders for the Palisades Fire. Each fits a different owner.

• Executive Order 1: rebuild what stood before. Height and footprint can grow by 10 percent. The spot stays about the same.
• Executive Order 1 also allows accessory dwelling units and basements.
• Executive Order 8: a zoning-compliant single-family home in the Coastal Zone. It needs bluff setbacks.
• Executive Order 10: commercial projects that follow the Palisades Commercial Village plan.

Normal Coastal review can take 18 to 24 months, the City says. Order 8 cuts that to days or a couple of months.

The City asks owners to show what stood before. It accepts old permits, Certificates of Occupancy, Assessor data, Coastal Commission records, and photos.

By November 2025, it called the debris program complete. A Palisades lot can be sold or rebuilt without waiting on cleanup.

The City says water and power came back for standing homes in two months. It says debris removal began 35 days after the fire started. The first hazardous materials phase took 28 days.

The City also runs a Standard Plan Pilot Program. It is a library of pre-approved single-family home designs. The City says it cuts time, cost, and risk. The first plans were approved in November 2025.

Not every owner wants to build. A cash sale skips design, plan check, and construction. You pick the closing date. We can close in as little as seven days.

You can ask for a cash offer without any of these. They help if you want to compare choices.

• Your deed and a driver's license, if you request old plans.
• Old permits, Certificates of Occupancy, or Assessor records.
• Photos that show the old size of the house.
• Insurance claim letters.
• A current title report and your HOA rules.

The City released a draft Pacific Palisades Long-Term Recovery Plan. Public comment closed June 29. The Pacific Palisades Community Council meets on the second and fourth Thursdays. In 2026, the City opened a permit center at 16925 Marquez Avenue.