Coming from Chicago: how buying a home in LA is different
Moving from Chicago to LA? Escrow instead of attorney closings, Prop 13 instead of reassessments, houses instead of two-flats. What changes when you buy here.
Chicago buyers tend to arrive in LA already good at this. You know how to read a listing, compare neighborhoods and move fast on the right place. What changes is the way the deal closes, how property tax works, the kind of house you're likely to buy and, yes, the weather. Here's a rundown. It's general information, not tax or legal advice, so confirm specifics for any purchase with your escrow officer, a tax professional or a California real estate attorney.
Escrow instead of attorney closings
In the Chicago area, it's common for the buyer and the seller to each hire a real estate attorney, and the standard contract includes an attorney review period. In California, most residential deals run through the California Association of REALTORS purchase agreement, a neutral escrow company holds the money and paperwork, and a title company insures the title. You'll generally sign closing documents with a notary rather than around a conference table. Attorneys aren't required for most deals here, though you can hire one any time you want a second set of eyes.
The contract has built-in contingency periods for inspections, appraisal and the loan, and you remove them in writing as you go. Our guide to buying from anywhere covers how that timeline works if you're still in Chicago while you shop.
Property tax works on a different principle
In Cook County, the Assessor revalues property on a recurring cycle, so your assessment can move with the market. California works differently. Under Proposition 13, your assessed value is generally set at your purchase price, and yearly increases on that base are capped at 2%, according to the Board of Equalization. The base rate is 1%, plus local voter-approved bonds and assessments, so the total varies by address.
The trade-off is that the tax bill resets to the new price when a home sells, and you'll likely get a supplemental bill after closing. Our post on Prop 13 and the supplemental bill explains it.
Transfer taxes depend on the city
Chicago layers its own city transfer tax on top of the state and county taxes. LA does something similar, with a twist: LA County has 88 incorporated cities, and many set their own rates. The county charges $1.10 per $1,000 everywhere. Inside the City of Los Angeles, the county's transfer tax table shows the city adding $2.25 per $500, plus Measure ULA on sales above $5.4 million (thresholds adjust each July). Who pays which tax is generally set by contract and local custom, so verify the numbers for your address with your escrow officer. Our post on why the city on your deed matters has more.
Houses instead of two-flats and condos
Chicago's housing is heavy on condos, two-flats, greystones and bungalows on narrow city lots. LA has plenty of condos too, but much more of its housing is detached single-family homes, often with a yard, a garage and sometimes a pool or a guest house. The architecture runs wide, from 1920s Spanish homes and Craftsman bungalows to mid-century modern post-and-beam houses.
A few things will look unfamiliar. Basements are rare here. Most houses sit on a slab or a raised foundation, so inspectors spend time on the crawl space, the sewer line and, on hillside lots, retaining walls and drainage (our post on hillside vs. flats covers the slope side). Central air is common, and snow load is never a question.
The market moves at different speeds
LA metro homes went pending in a median of 26 days in September 2026, according to the Zillow Research data, with a typical home value of about $950,000 (Zillow Home Value Index, September 2026). Inside the metro, the pace varies a lot. Redfin's zip-level data for single-family homes, March to May 2026, shows homes in 90026 (Silver Lake and Echo Park) selling at about 107% of list, while 91423 (Sherman Oaks) averaged about 98%. Zip codes don't match neighborhood borders, so treat those as a rough picture.
The map and the weather
Chicago has the L and a grid you can learn in a week. LA has a growing Metro rail system, but most people drive for at least part of the week, and distances are bigger than they look on a map. Test your commute at the hours you'd really travel before you settle on an area.
Then there's the reason a lot of Chicagoans come. Instead of lake-effect snow, LA's winter is a short rainy season with plenty of 70-degree afternoons, and the coast and the Valley can feel like different climates on the same day. Our posts on LA microclimates and LA weather break it down by area.
If you're planning a move from Chicago, tell me which parts of LA you're curious about and I'll put together recent sales and a tour plan for your first trip out.
