We buy land · Lots and teardowns · Southern California
Our offer comes from what can be built on your lot.
Most land buyers price your lot off other lots, then take a cut. We build houses, so we start from what a new house there will sell for and work back. Send the address and get the sum, line by line.
1 · Why the other offers come in low
Two buyers. Two sums. Only one asks what can be built.
Land flippers publish their rule: offer a quarter to two fifths of what the lot is worth. It is a fair rule for someone reselling dirt. It is the wrong rule for a lot a house can stand on.
The flipper’s sum never asks what your lot is for. Ours starts there. A builder can pay what the finished house leaves over after it is built.
Their offer is a share of other lots. Ours is what your lot can carry.
2 · The sum, shown
We build houses, so the house sets our number.
Every line below is a county number or a market number. You can check each one.
A new house there sells for
$1,440,000
About 2,400 square feet at about $600 a foot: what new houses sold for in Altadena.
Less building it
About $523,000
$218 a square foot: the county’s 2026 median for rebuild permits after the Eaton fire.
Less design, permits, fees and time
About $125,000
About 19 months, start to sale. County records put permits near 4.4 months and building near 9.4.
Less selling it, and our margin
About $288,000
The agent and escrow on the new house, and what a builder needs for the risk.
What the lot can carry
About $504,000
That is the ceiling. Our offer is never above it, and it can come in lower.
An example, not an offer. Your lot’s numbers depend on what the city lets you build there.
An example, not an offer. You see every line for your own lot.
As it is today
We buy the lot the way it is today.
Dirt, weeds, an old slab, or a house too far gone to save. You do not clear it first.
3 · What we read before we answer
Sometimes the answer is no. You hear why.
A lot only carries a house if a house can go on it. We check that first, from public records.
- The slope. From the US Geological Survey’s elevation data. Too steep, and the foundation eats the budget.
- The zoning and the size rule. How big a house the city allows on your lot.
- The way in. A lot with no legal road access cannot be built on.
- The county record. The parcel, the last sale, and any permits already filed.
What that looked like in September
We read four lots in Altadena. One failed the sum at its asking price, and we passed the same day. We said so, with the numbers.
A plain no is worth more to you than a number we cannot stand behind.
4 · After the fires
Deciding whether to rebuild or sell?
These are the county’s own numbers for Eaton fire rebuilds, read in September 2026. They are the numbers we use.
- Building cost. A median of $212 a square foot across 2,078 county permits, and $218 for permits in 2026.
- Permits. About 4.4 months from application to permit.
- Building. About 9.4 months from permit to finished house.
Declared permit values usually run below what a build really costs. General information, not financial or legal advice.
5 · What happens
Three steps. You can stop at any of them.
1
Send the address
One line. Nothing signed, nothing ordered.
2
We read the lot and send the sum
Every line, including the ones that make the number smaller. If a house cannot go there, we say so.
3
You pick how to sell
Sell it as it is. On some lots, we can also buy after the city approves our plan, which pays more, later.
Irakli Ezugbaia
Managing Member
6 · The questions owners ask
Selling a lot? We price it from the house that can go on it.
Three questions come up on almost every call. Here are the short answers.
“Do I have to clear it first?”
No. We buy it as it is: weeds, an old slab, a house too far gone to save.
“Why would a builder pay more than a land buyer?”
Because the house pays for it. A land buyer resells dirt. We build, so the finished house sets our ceiling.
“Where do you buy?”
Los Angeles, Riverside, San Bernardino, Ventura and Kern counties.
7 · What we promise
What we promise, and what we will not.
Other buyers lead with a number of days. We lead with a sum you can check.
We promise
- The sum, line by line, not just a total
- A plain no, with the reason, if a house cannot go there
- We buy the lot as it is
- No commission and no fee to you
We will not
- Price your lot off other lots and take a cut
- Ask you to clear or survey it first
- Send a number with no working behind it
- Promise a day count we cannot keep
8 · What we buy, and what we do not
A short list on purpose.
We would rather tell you no today than waste three weeks of yours.
We buy
- Vacant lots where a house can go
- Teardowns: houses too far gone to save
- Fire lots in the Eaton burn area
- In Los Angeles, Riverside, San Bernardino, Ventura and Kern counties
We do not buy
- Landlocked or very steep lots with no buildable spot
- Lots in Orange or Santa Barbara counties
- A home you live in that is in foreclosure. California writes that contract for you, and it is not one we do this way
Selling a rented house instead? That has its own sum, priced from the rent. See how we buy rentals.
9 · Who reads your lot
A person reads it. Not a form.
Wexmoor Circle buys with its own money and builds. We are not passing your lot on to somebody else.
Irakli Ezugbaia
Managing Member, Wexmoor Circle LLC · CA DRE #02271654 · NMLS #2728634
We are not hiding behind a form. Here are the four of us, with names and faces.
10 · Questions
What owners ask before they sell a lot.
General information, not legal or tax advice.
How much can I sell my land for?
To a builder: what a new house there sells for, less what it costs to build, the fees, the time and a margin. Send the address and we show you that sum for your lot.
What is the best way to sell my land?
It depends on the lot. If a house can go on it, sell to someone who builds. A builder prices from the house. A land flipper prices from other lots, then takes a cut. If nothing can be built, list it with an agent who sells land.
Can I sell my land by myself?
Yes. You can sell to a buyer direct, with an escrow company to handle the papers and the money. You still owe the buyer the truth about what you know.
How do land buyers price an offer?
Many publish their rule: offer a quarter to two fifths of what the lot is worth. Ask any buyer how they got their number.
Can I sell a lot that burned in the fire?
Yes. We buy fire lots in the Eaton burn area as they are. Before you decide, look at the county’s rebuild numbers on this page.
Do I need to clear the lot or survey it first?
No. We read the public records first and tell you what else, if anything, is needed.
Do you charge a fee?
No. No commission and no fee to you.
What about taxes on the sale?
Ask your CPA before you sign anything. We do not give tax advice.
Send us the address of the lot.
One line. You get the sum, every line of it, and a plain no, with the reason, if a house cannot go there.
