No commissions, no fees
Sell direct and you keep what we offer. No listing commission carved out at the end, no staging invoices, no pre-sale repair credits negotiated against you. The number we agree on is the number that goes to escrow.
Sell Your Home or Lot
If you’re selling,
we’re buying.
TDG buys homes, teardowns, and lots directly from owners across Los Angeles. No commissions, no staging, no repairs — and a closing date you pick.
A Different Kind of Buyer
A straightforward sale, with none of the usual friction.
Most home sales carry built-in uncertainty — financing contingencies, inspection renegotiations, buyers who get cold feet, closing dates that quietly slip.
TDG buys to develop rather than to resell your house as it stands, so condition simply isn’t the issue it would be with a retail buyer. No repair credits, no inspection renegotiation, no appraisal gap.
Thirty years and 35+ projects across these neighborhoods means we can evaluate quickly and commit — usually within days rather than weeks — and then actually close on the date we agreed.
What Makes This Different
Three things you don’t get on the open market.
Sell exactly as it stands
Don’t paint it, don’t clear it, don’t fix the foundation. We buy in current condition — deferred maintenance, dated systems, red-tagged, or mid-permit. Whatever it needs afterward is our problem.
Certainty from offer to close
We buy with our own capital and committed partners rather than shopping for a loan after you’ve accepted. Once terms are agreed, we’re not coming back to renegotiate over an inspection report.
What We Buy
If it can be developed, we want to see it.
- Teardowns and fixers. Houses at the end of their useful life on streets worth building on. The worse the condition relative to the block, the more interested we usually are.
- Hillside and view lots. Raw land or an existing structure on a hillside parcel. Caissons and grade don’t deter us — we build on these constantly.
- Underbuilt properties. A small house on a large lot, or a single-story on a street that has gone two-story. Unused square footage is the opportunity.
- Multifamily and SB-8 exempt sites. Teardown multifamily or parcels that pencil for four to six units — and larger where the zoning supports it.
- Small apartment buildings. Two- to four-unit properties in A and B areas, including candidates for TIC conversion.
- Entitled and pre-RTI projects. Already have plans or approvals in hand? We’ll buy the entitlement work rather than start over.
- Fire-affected lots. Palisades and Eaton parcels where rebuilding isn’t the right answer for you. See our Community Rebuild Initiative if you’re weighing rebuilding instead.
How It Works
From first call to closed, in five steps.
1 · Reach out
Send us the address and a sense of your timeline. That’s genuinely all we need to start. No obligation, and no pressure to move faster than you want to.
2 · We review the property
We run the zoning, the comps, and what the lot can actually support against our current pipeline. Because we develop in these neighborhoods already, this takes days rather than weeks.
3 · Receive an offer
We’ll walk you through how we got to the number, and we’re open about it. If the property doesn’t work for us, we’ll tell you why — and tell you honestly whether listing it would serve you better.
4 · Sign straightforward terms
A purchase agreement in plain terms, sold as-is, with a closing date built around your situation — fast if you need it, months out if you need time to move.
5 · Close
Escrow closes on the agreed date and funds transfer. Then we go build something on it.
Where We’re Buying
Southern California markets.
Los Angeles is our core market, and we buy selectively across the adjacent Southern California submarkets we know well enough to underwrite quickly.
Westside & Coastal
- Pacific Palisades
- Malibu & the coastline
- Santa Monica
- Venice & Marina del Rey
- Brentwood
- Mar Vista & Palms
- Culver City
- Westchester & Playa del Rey
- Century City & Westwood
Hills & Central LA
- Hollywood Hills
- Beverly Hills
- Bel Air
- West Hollywood
- Miracle Mile & Fairfax
- Beverly Grove
- Hancock Park
- West Adams
- Los Feliz & Silver Lake
San Fernando Valley
- Studio City
- Sherman Oaks
- Toluca Lake
- North Hollywood
- Valley Village
- Encino
- Woodland Hills
- Canoga Park
San Gabriel Valley
- Pasadena
- Altadena
- Sierra Madre
- Glendale
- Eagle Rock & Highland Park
South Bay
- Manhattan Beach
- Hermosa Beach
- Redondo Beach
- El Segundo
- Torrance
Orange County
- Coastal Orange County
- Newport Beach
- Costa Mesa
- Selected inland submarkets
Don’t see your neighborhood? Send it anyway — we look at everything in Southern California and we’re always expanding where we buy.
Good Questions. Straight Answers.
Before you sell.
Do I need to fix anything first?
No. We buy as-is, in current condition. That includes deferred maintenance, dated systems, foundation issues, unpermitted work, and properties that wouldn’t pass a conventional inspection. You don’t need to paint, stage, clear the property, or make repairs.
Will I pay any commission or fees?
Not to us. Selling directly to TDG means no listing commission and no staging or preparation costs. Standard closing costs and your own advisors are the usual exceptions — we’ll lay out exactly what applies before you sign anything.
How quickly can you close?
Fast when you need it, and slower when you don’t. Some sellers want a quick, certain exit; others need months to find their next place. We build the closing date around your situation rather than ours.
How do you determine your offer?
We underwrite the land and what can be built on it — zoning, lot size, neighborhood comps for finished product, and the cost and time to get there. We’ll walk you through the reasoning rather than just handing you a number.
What if listing on the market would net me more?
Then we’ll tell you. Oliver is a working LA agent, so we can run that comparison honestly — what a listed sale would likely net after commissions, repairs, staging, carrying costs, and time on market, versus a direct sale to us. Sometimes listing wins. When it does, we say so.
My property is in a trust or probate. Can you still buy it?
Yes. We regularly work with trustees, estates, and families settling inherited property, and we’re used to the extra steps and timelines those transactions involve.
I’m an agent with a seller. Do you protect referrals?
Yes. Register the property through our agent page and your referral is protected in writing from that moment, with the fee schedule sent to you upfront.
What if I want to build on it instead of selling?
We do that too. Develop With TDG is our program for owners who want to keep the land and put a new home on it — design, permits, and construction handled end to end.
Get an Offer
Find out what your property is worth to us.
No obligation, no pressure. Send the address and we’ll come back with a straight answer — including whether selling to us is the right move for you at all.
Prefer email? Reach us at deals@thorntondevelopmentgroup.com.