Orange County has a very wide range of homes, from early-20th-century houses to 1960s tract homes, duplexes, and condos. Many families bought in the 1980s and 1990s. Now the children have grown, some live far away, and the parents are older. The house holds many memories but is showing its age, and that is often when a family begins to think about selling.
What we commonly see in Orange County homes
Many single-story tract homes in areas like Westminster, Garden Grove, Midway City, and parts of Santa Ana were built in the 1950s–1970s. On walkthroughs we often find:
- A garage converted to a bedroom or living room, often without permits
- A back patio enclosed to make an extra room
- Old galvanized plumbing that has corroded, with weak water pressure
- A small 60–100 amp electrical panel that was never upgraded
- Single-pane aluminum windows and a roof replaced several times
- A back house built for relatives
These make buyers who need bank loans nervous, but they do not bother us. We factor repair costs into the offer and buy as-is.
Building permits: where to ask
Each Orange County city keeps its own permit records. To find out what is permitted, ask the city's Building Department. For unincorporated areas like Midway City, ask OC Development Services. We can look this up for you during the walkthrough.
A closer look at some cities
Westminster
The heart of Little Saigon, around Phước Lộc Thọ on Bolsa Avenue. Most homes date from the 1960s, close to the 405 and 22 freeways. Many are still held by the original owners or families who bought in the 1980s. This is where we see inherited homes and unpermitted garage conversions most often.
Garden Grove
The western half, along Brookhurst, Magnolia, and Garden Grove Blvd, has many long-time families. Homes are mostly from the 1950s–1960s building boom on moderate lots. Many are rented by the room or have a relative living in a back house.
Fountain Valley
Slightly newer homes (1960s–1970s) on larger lots with higher prices than Westminster. Honestly: if your Fountain Valley house is in good shape and you are not in a hurry, selling with an agent usually pays more. We fit houses that need major work or sellers who want speed and privacy.
Santa Ana
A wide mix, from very old early-1900s houses to 1960s homes, plus many duplexes and homes with a second unit. Santa Ana has its own rules on rent increases and termination of tenancy, stricter than state law. Landlords there should consult an attorney before serving any notice. See selling a house with tenants.
Midway City
An unincorporated area between Westminster and Huntington Beach. Building permits here are handled by Orange County (OC Development Services), not a city. Lots tend to be wide, and many have a back house.
Huntington Beach, Anaheim, Stanton, Buena Park, Cypress
Surrounding cities with many long-time families. Anaheim and Stanton have many older homes plus condos and townhomes in HOAs. Huntington Beach prices are higher and often suit an agent sale if the house is in good condition.
Irvine, Newport Beach, Laguna, South County
Newer and higher-priced communities. If the house is in good condition and you have time, an agent will often net more; we are the right fit when you need speed, privacy, or the house needs work. We tell you honestly either way.
All Orange County cities we buy in
- Aliso Viejo
- Anaheim
- Brea
- Buena Park
- Costa Mesa
- Cypress
- Dana Point
- Fountain Valley
- Fullerton
- Garden Grove
- Huntington Beach
- Irvine
- La Habra
- La Palma
- Laguna Beach
- Laguna Hills
- Laguna Niguel
- Laguna Woods
- Lake Forest
- Los Alamitos
- Midway City
- Mission Viejo
- Newport Beach
- Orange
- Placentia
- Rancho Santa Margarita
- San Clemente
- San Juan Capistrano
- Santa Ana
- Seal Beach
- Stanton
- Tustin
- Villa Park
- Westminster
- Yorba Linda
Every city and community in Orange County is covered. Do not see yours? Call us and we will look at your case.
My Westminster house has a garage converted to a room. Will you buy?
Yes. This is the case we see most often in Little Saigon. We buy as-is and factor the cost into the offer.
Do you have an office in Orange County?
We come to your house to see it and meet you, or meet wherever you are comfortable. Papers are signed at home with a mobile notary or at the escrow office.
What about an HOA home in Anaheim or Garden Grove?
We buy condos and townhomes in HOAs. Escrow requests the HOA documents and pays any dues owed from the sale proceeds.