Question 1

Does California require a special license to wholesale property in Ventura County?

Accepted Answer

There is no wholesaling-specific statute in California or in Ventura County. The rule that actually governs is the general real estate broker license definition: acting for compensation on behalf of another person in negotiating a sale or a loan secured by real property requires a Department of Real Estate broker license. The common industry position, that assigning your own equitable interest in a purchase contract is acting for yourself rather than for another, appears only in industry sources, not in a published DRE guidance document, so treat it as unsettled rather than confirmed. Talk to your attorney about how your specific contract and marketing approach are structured.

Question 2

How much transfer tax does a double close cost in Oxnard versus Los Angeles?

Accepted Answer

Every city in Ventura County, including Oxnard, sits at the statewide base of $1.10 per $1,000 of price, with no city add-on. A double close generates that tax twice, once on each leg, and by local custom the seller pays it on their leg, so as the seller on the B-to-C leg you carry that cost. Cross the county line into the City of Los Angeles and the combined rate jumps to $5.60 per $1,000, plus a possible Measure ULA tax on higher-priced transfers, a materially bigger cost on the same deal structure.

Question 3

Who pays escrow and title costs on the B-to-C leg of an Oxnard double close?

Accepted Answer

Local custom in Ventura County splits the escrow fee between buyer and seller, and puts the owner's title policy and the documentary transfer tax on the seller. As the seller on your B-to-C leg, that means your resale needs to absorb the title policy premium and the transfer tax off the top. These are customs, not law, and are negotiable deal by deal, but they are what a title company will propose by default.

Question 4

Does Ventura County closing work differently than Northern California?

Accepted Answer

Yes. Ventura County follows Southern California escrow practice, where an independent escrow company typically handles the closing alongside the title insurer, rather than the title company running escrow directly as is more common up north. No attorney is required at closing either way. Build your A-to-B and B-to-C timelines around your escrow officer's schedule.

Question 5

Does California law force a waiting period between the A-to-B and B-to-C closings?

Accepted Answer

No. There is no statute, regulation, or Department of Insurance requirement mandating a minimum title policy procurement period between the two legs of a double close. That claim shows up on transactional-funding marketing sites, but no primary source for it was found in California law or in DRE or DFPI guidance. Whether a specific title company will issue a policy same-day is a question for that title company, not a state-mandated rule.

Question 6

If my B-to-C buyer resells the property quickly, what disclosure applies?

Accepted Answer

California's flip disclosure law reaches any 1-4 unit resale where the seller accepted an offer within 18 months of taking title. That seller has to disclose room additions, structural modifications, other alterations, or repairs done by contractors, including contractor names and contact information, and may attach permits. It applies to your end buyer if they turn around and resell quickly, not just to you, so it is worth flagging to them.

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