Resources
Free tools. No email wall.
Everything here is usable without giving us anything. If it helps and you'd like to talk, great, but that's not the price of admission.
Calculators
Tools
Seller net proceeds calculator
Most usedWhat you actually walk away with: commission, escrow, title, county and city transfer tax, Measure ULA where it applies, and your payoff. Built for this market, not a national average.
Open the calculator →Prop 19 eligibility checker
If you're 55 or older, you can likely take your property tax base with you. Anywhere in California, up to three times, with no cap on the new home's price.
Open the calculator →Renovation ROI calculator
Which improvements return more than they cost in West Valley price bands, from someone who spends his own money finding out.
Open the calculator →Mortgage & affordability
Payment including property tax, insurance and HOA, the three things most calculators leave out, which is why their numbers always look too good.
Open the calculator →Plain English
Guides
Measure ULA, explained for Valley sellers
The LA 'mansion tax' applies to the entire sale price, not the gain, and only inside City of LA limits. Here's who it actually hits.
Read the guide →Prop 19: taking your property tax base with you
Most homeowners over 55 believe selling means losing their Prop 13 assessment. Usually it doesn't. Here's how the transfer actually works.
Read the guide →ADUs in the Valley: what the law actually allows
Big flat West Valley lots are unusually well suited to ADUs, and state law has gotten dramatically more permissive. Here's the current picture.
Read the guide →Selling an inherited home in California
Inheriting a house comes with a tax clock, a possible court process, and usually a family. Here's the order to do things in.
Read the guide →What actually happens between offer and keys
Escrow is a sequence of deadlines, not a black box. Knowing the order tells you when to worry and when not to.
Read the guide →A first-time buyer's guide to the West Valley
Where the entry points actually are in the West Valley, what closing really costs, and how to judge condition before you fall in love.
Read the guide →