Los Angeles, CA · Los Angeles County · Foreclosure
Can I Sell My Los Angeles House Before a Trustee’s Sale?
If a trustee's sale is scheduled, tell us the date right away so we can try to close before it.
Often, yes. You may be able to sell before the public auction if the payoff, title work, and closing can be completed in time. California home loans commonly use a deed of trust, so most mortgage foreclosures proceed without a lawsuit through the trustee named in that document. You can usually reinstate the loan by catching up until five business days before the sale, or pay it off up to the sale itself. USA Home Buyers buys houses as-is in the City of Los Angeles and Los Angeles County. We buy houses as-is, in any condition — no repairs, no cleaning, no cleanout required to sell to us.
Call 888-274-5006 or use the form to ask for a cash offer.
We'll give you a written cash offer within 24 hours.
We give written cash offers in 24 hours.
Share the property address and any trustee-sale date or notice you have.
How we help you work toward closing
We buy houses as-is, in any condition — no repairs, no cleaning, no cleanout required to sell to us.
We put the offer and written terms in front of you before you commit. If you choose to move ahead, a title company handles the closing and reviews the title and payoff details with you.
When you sell to us, we pay the closing costs, including the county documentary transfer tax and any city transfer tax. Your mortgage payoff, liens, back taxes, and share of current property taxes are separate amounts and are not included in that promise.
You don't need to pay off your back taxes before we settle. We buy houses with back taxes and liens — payoffs get handled through the closing, not by you upfront.
Mortgage trustee’s sale or property-tax sale?
This page covers a mortgage foreclosure under a deed of trust. A property-tax or tax-defaulted-property sale for unpaid taxes is separate, with its own notices and deadlines. Check which process your notice names; the mortgage dates below do not set a tax-sale deadline.
California mortgage foreclosure: notices and timing
- Notice of default: The trustee records a notice of default. A 90-day cure period follows before a notice of sale can follow.
- Notice of sale: The notice must be posted, published, and recorded at least 20 days before the public auction, called a trustee’s sale.
- Before the sale: You can usually reinstate by catching up until five business days before the sale. You can pay off the loan up to the sale itself.
- If the date changes: A trustee can postpone a sale at the lender’s instruction or by agreement. For a one-to-four-unit home, state law also allows limited 45-day postponements tied to a broker listing and a qualifying purchase agreement. The conditions matter; confirm any changed date with the trustee.
- After the auction: California law provides no right of redemption after a nonjudicial trustee’s sale.
Have the title company or an attorney confirm the current sale date and payoff for your property. An offer does not by itself change the date.
- California Courts: Your rights in a nonjudicial foreclosure →
- California Civil Code § 2924c: reinstatement →
- California Civil Code § 2924f: notice of sale and postponements →
- California Civil Code § 2924g: trustee’s sale and postponement →
- California Department of Real Estate: homeowner foreclosure guide →
If the payoff is the problem
Think the payoff is more than the house is worth? Ask us — we've gotten lenders to come down before.
Ask the lender for a current payoff and have the title company review the payoff and lien details needed for closing. A lender’s decision is specific to that lender and transaction.
What happens next
1. Tell us about the house and date
Call or send the Los Angeles address and what you know about the notice, payoff, and scheduled trustee’s sale.
2. Review written terms
We review the house as-is and give you the offer and terms in writing before you decide whether to proceed.
3. Work through title and payoff
If you choose to move ahead, the title company reviews the records and payoff details needed for closing. Confirm the active sale date with the trustee or lender handling the notice.
4. Review closing figures and close
Review the written closing figures with the title company. If the timing, payoff, and title requirements allow, we work toward closing before the trustee’s sale.
It's real estate. Sometimes there are bumps in the road. We won't disappear when that happens, and we'll be fighting to get this to the closing table.
Los Angeles County property-tax help
If your notice concerns delinquent property taxes rather than a mortgage loan, use that notice’s dates and contact the Los Angeles County Treasurer and Tax Collector. Keep those tax-sale deadlines separate from the mortgage trustee-sale dates above.
Questions and contact
Compare possible sale proceeds
Use your own estimates for the house and amounts due. The calculator is a planning tool, not a property-specific offer or payoff statement.
Open the Los Angeles home-sale net-proceeds calculator →Los Angeles foreclosure questions
Can I sell my Los Angeles house before a trustee’s sale?
Often, yes, if the trustee has not completed the sale and the payoff, title work, and closing can be completed in time. An offer alone does not change the scheduled date, so confirm it with the trustee and lender. If a trustee's sale is scheduled, tell us the date right away so we can try to close before it.
What California mortgage-foreclosure deadlines should I know?
After the trustee records a notice of default, a 90-day cure period comes before a notice of sale can follow. That notice must be posted, published, and recorded at least 20 days before the trustee’s sale. You can usually reinstate by catching up until five business days before the sale, or pay off the loan up to the sale itself. There is no right of redemption after a nonjudicial trustee’s sale. Confirm the date and payoff for your property.
Is a property-tax sale the same as a mortgage trustee’s sale?
No. A mortgage trustee’s sale concerns a home loan; a county tax-defaulted sale concerns unpaid property taxes. They have different notices and deadlines. Follow the notice for the tax matter and contact the Los Angeles County Treasurer and Tax Collector; do not apply mortgage-sale dates to a tax sale.
What if my mortgage payoff is more than my Los Angeles house is worth?
Think the payoff is more than the house is worth? Ask us — we've gotten lenders to come down before. Ask the lender for a current payoff and have the title company review the payoff and lien details for the property. Any lender decision depends on that lender and transaction.
Do I need to pay back taxes or liens before selling to you?
You don't need to pay off your back taxes before we settle. We buy houses with back taxes and liens — payoffs get handled through the closing, not by you upfront. Your mortgage payoff and share of current property taxes are separate amounts and are not included in the closing-cost promise.
What happens after I contact USA Home Buyers?
Tell us the Los Angeles property address and what you know about the notice or sale date. We review the house as-is and give you written offer terms before you commit. If you choose to proceed, a title company works through title and payoff details for closing. Whether closing can happen before a trustee’s sale depends on the property, payoff, title, and timing.
Testimonials are real, from our transactions, verified and approved by our attorneys.
What sellers say about USA Home Buyers
Talk through the sale date
Call 888-274-5006 or send the property address and what you know about the notice or payoff.
We'll give you a written cash offer within 24 hours.
We give written cash offers in 24 hours.
Share the address and what you know about the notice, payoff, or sale date.