Want to sell your Playa Vista home and land your next Westside place without double moves, missed windows, or sleepless nights? You’re not alone. Coordinating two closings in Los Angeles takes a clear plan, the right offer structure, and early prep with your HOA and lender. In this guide, you’ll learn the most practical ways to sell and buy with confidence, how timelines really work here, and what to budget so your move feels smooth from start to finish. Let’s dive in.
Know today’s Playa Vista market
Before you choose a path, get a quick read on the market. According to Redfin’s January 2026 snapshot for Playa Vista, the median sale price was about $1.08 million at that time. Conditions shift month to month, and condos, townhomes, and single-family homes can move at different speeds.
Use fresh comps by product type and sub-neighborhood. If you live in a condo building, look at the most recent closed sales there and in similar nearby buildings. If you own a single-family home, compare Phase 1 vs. Phase 2 product. Ask your agent to pull current MLS data so your pricing and timing plan is real-time.
Pick your move path
There isn’t a single “right” way to sell and buy on the Westside. These are the four most common structures, with pros and tradeoffs.
1) Sell first, then use a rent-back
A buyer closes on your Playa Vista home, you receive your proceeds, and you stay in the property short term as a tenant so you can close on your Westside purchase.
- Pros: Clear proceeds before buying, fewer moving parts, simpler lender approval on your purchase.
- Cons: You negotiate your stay with the buyer and must move by a firm date.
- What to know: California practice uses a Seller in Possession (SIP) for under 30 days and a Residential Lease After Sale (RLAS) for longer stays. Review terms like rent, deposit, and insurance. See the SIP advisory overview for how these agreements work.
2) Buy first with bridge or HELOC funds
You secure short-term funds to write a strong, non-contingent offer on your next home. Then you sell your Playa Vista property and pay the short-term financing off.
- Pros: Stronger purchase offer, better timing control.
- Cons: Higher short-term costs and the risk of carrying two homes if your sale takes longer.
- What to know: A bridge loan is a short-term loan secured by your current home. A HELOC can also fund a down payment. Your lender will review equity, reserves, and debt-to-income before approving either path.
3) Make a contingent purchase with a kick-out clause
You write an offer on your next home that is contingent on selling your Playa Vista property. The seller accepts but keeps marketing the home.
- Pros: You avoid carrying two loans; your purchase depends on your sale.
- Cons: Less certainty. If the seller receives a stronger offer, they can trigger a short window for you to remove your contingency.
- What to know: A “72-hour” kick-out (escape clause) is common. Learn how this works from this plain-English overview.
4) Qualify to carry both mortgages temporarily
Some buyers qualify for the new purchase while keeping the existing mortgage until the sale closes.
- Pros: No special short-term loans or program fees.
- Cons: Requires strong finances and comfort carrying two payments for a short period.
- What to know: Your lender will underwrite this based on reserves, income, and equity.
Build a realistic timeline
Here’s how the calendar often looks in California practice. Your exact schedule will follow the contract and your lender’s pace.
- Pre-list prep: 1 to 4 weeks for repairs, staging, and HOA document ordering.
- Days on market to accepted offer: varies by segment. Plan for 1 to 8 weeks depending on price and competition. Use current MLS data for your product type.
- Buyer contingencies: The California purchase agreement commonly uses a 17-day default window for inspections, appraisal, and loan unless changed in writing. Learn the basics in this RPA guide.
- Escrow to closing: Most financed escrows take about 30 to 45 days. Cash can be faster. See this California escrow overview for the big steps.
- Rent-back window: Under 30 days typically uses the SIP. Over 30 days uses an RLAS. Spell out rent, deposit, move-out date, utilities, and liability.
Key contract tools to align both closings
Contingencies and kick-outs
If you buy contingent on selling, the seller may add a kick-out clause that lets them accept another offer if you cannot remove your contingency quickly. Put realistic dates in writing, and know that removal must be written, not verbal.
Rent-backs after closing
A rent-back gives you time to shop and close on your new place while staying in your sold home. Use clear terms: occupancy dates, daily rent, security deposit, access for buyer or contractors, and insurance coverage. Review the SIP advisory and have your agent coordinate with the buyer’s lender and escrow.
Replacement property coordination
If you need certainty on your purchase, your agent can target sellers open to rent-backs or flexible closings, or help you strengthen your offer with bridge funds. If your priority is maximizing sale price, set your list price and launch timing to attract multiple offers early, then leverage terms that support your move.
HOA and move logistics in Playa Vista
Most Playa Vista homes are in associations with specific move rules. Many buildings require move scheduling, elevator reservations, deposits, and mover insurance certificates. Check your building’s guidelines and the master association early.
- Order HOA resale documents as soon as you list. HOA packages can take time and may affect the closing date.
- Confirm move windows, elevator holds, and any deposits with resident services or your property manager. Start with the community’s contact portal at Playa Vista’s site.
- Share HOA rules with your buyer and escrow so insurance and access are smooth.
Budgeting for closing costs and taxes
Every move has line items. Plan these early so your net proceeds are clear.
- Transfer taxes: Los Angeles County and, for properties in the City of Los Angeles, city transfer taxes apply. Very high-value sales in the City may also be subject to Measure ULA’s additional tiers. Get current details from the city’s Real Property Transfer Tax and Measure ULA FAQ, and confirm the exact amounts with escrow.
- Capital gains basics: Many primary residence sellers may qualify for an exclusion of up to $250,000 (single) or $500,000 (married filing jointly), subject to the IRS ownership and use tests. Review the IRS guide on home sales (Publication 523) and talk to your tax advisor.
- HOA fees and certificates: Associations charge for resale documents, move fees, and deposits. Ask for a current fee schedule up front.
- Moving and storage: If you use a rent-back or stage your home, budget for short-term storage and staggered moves.
The Zacha Homes plan for a smooth sell-and-buy
You deserve a plan built around your timing, not the other way around. Here’s how we coordinate both sides so you can move once and move well.
- Financial game plan early: We help you estimate net proceeds and review whether a bridge or HELOC makes sense with your lender.
- HOA and title right away: We order HOA resale docs and preliminary title on day one to avoid closing delays.
- Pricing and staging for speed: We tailor marketing for your timeline, from quick-turn pre-list improvements to targeted launch dates.
- Offer structure strategy: We evaluate contingent, non-contingent, rent-back, and kick-out terms, then negotiate what best fits your goals.
- Calendar control: We track contingency dates, lender milestones, HOA turnarounds, and move scheduling so both closings connect cleanly.
- Closing week checklist: Movers confirmed, utilities lined up, elevator booked, wire instructions verified with fraud safeguards.
Real-world scenarios that work
Use these examples to picture your path. Your details will vary, but the mechanics are consistent.
Scenario A: Sell first, short rent-back
- List prep 2 to 4 weeks, launch, accept an offer in 1 to 3 weeks.
- Buyer removes contingencies around day 17 unless negotiated otherwise.
- Close in 30 to 45 days, then you remain under a SIP for up to 30 days while you close on your Westside purchase.
- Why it works: You have cash in hand and a clear move date.
Scenario B: Buy first with a bridge or HELOC
- Secure approval for a bridge loan or confirm HELOC terms.
- Make a non-contingent offer on your new home and close.
- List your Playa Vista home, show it vacant or staged, sell, and repay the short-term funds within the product term (often 6 to 12 months for bridges).
- Why it works: Your purchase offer is stronger and less timing-limited.
Scenario C: Contingent purchase with a 72-hour kick-out
- You write a contingent offer; the seller accepts with a kick-out clause.
- You list immediately and work to secure a buyer quickly.
- If the seller receives another offer, they trigger the window for you to remove your contingency. If you cannot, you step aside and keep searching.
- Why it works: You avoid carrying two homes but accept less timing control.
Ready to move on the Westside?
Selling in Playa Vista while buying in Santa Monica, Venice, Mar Vista, Brentwood, Culver City, Westwood, or Playa del Rey is very doable with the right plan. If you want a calm process and a single move, let’s map your best path, set the right terms, and manage the calendar from prep to keys in hand.
If you’re weighing your options, reach out. We’ll walk you through timing, loan choices, and a pricing plan tailored to your home. Find out what your home is worth. Connect with Robin Zacha to get started.
FAQs
How does a rent-back work when selling a Playa Vista condo?
- After closing, you become a short-term tenant under a SIP (under 30 days) or RLAS (30+ days), with agreed rent, deposit, insurance, and a fixed move-out date; your agent coordinates terms with the buyer, lender, and HOA.
What is the 17-day contingency period in California?
- The standard purchase agreement often sets a 17-day default for buyers to complete inspections, appraisal, and loan, unless different timelines are written into the contract; removals must be in writing.
What is a 72-hour kick-out clause on my purchase?
- It lets a seller accept your contingent offer while continuing to market the home; if they receive another offer, you get a short window (often 24 to 72 hours as agreed) to remove your contingency or cancel.
How long does escrow usually take in Los Angeles?
- Most financed escrows close in about 30 to 45 days, depending on lender underwriting, title, and HOA document timelines; cash deals can be faster if all parties are ready.
Do I owe Measure ULA when I sell in Playa Vista?
- If your property is within the City of Los Angeles and above the city’s threshold for high-value sales, additional transfer tax may apply; confirm specifics with escrow and review the city’s guidance.
Can I use a HELOC for my Westside down payment?
- Yes, many sellers use a HELOC to fund a down payment, but lenders have rules on draw and repayment; talk with your lender early to confirm terms and timeline.
