ZIP code 90034 is Palms, on the Westside next to Culver City. The 2020 Census counted about 57,200 people and more than 25,700 households in about three square miles. Roughly four in five occupied homes are rentals, so most owners here are landlords or hold a unit in a larger building. Palms has no official boundaries, and ZIP lines do not follow city lines, so some addresses near Culver City may sit in a different city. EZ Casa Buyer talks with owners across 90034 about a possible direct sale.
Property situations we hear about in 90034
Common situations include:
- Older apartment buildings and small multi-unit buildings with long-term tenants
- Condominium units rented to tenants or held by heirs
- Duplexes and fourplexes on residential streets
- Single-family homes that need repairs or updates
- Inherited properties shared among several family members
Mentioning one of these does not guarantee an offer. You also do not need to finish repairs or clear tenants before you reach out.
A Westside plan update is underway
In February 2026, the City opened public review of an update to the Westside Community Plans, which include the Palms-Mar Vista-Del Rey Community Plan. The City’s notice says the update would change each plan’s text and land use maps, adopt new zoning rules under the City’s new zoning code, and add objective design standards. Its stated goals include directing growth to areas served by transit, expanding housing options, and keeping industrial land.
An update like this can change what a future owner may build on a parcel. It is still in the review stage, so the rules for your address may look different in a few years. LA City Planning can tell you the zoning that applies today.
Near the Metro station
Palms has a Metro E Line station, which opened in 2016 as part of the Expo Line. City Planning’s Exposition Corridor Transit Neighborhood Plan was drafted to apply within about a half mile of the stations from Culver City to Bundy, which includes Palms. It sets its own zoning and development standards for select properties and leaves single-family and duplex zones out of its development rules. Because the plan’s status and current rules are worth confirming, ask LA City Planning whether it applies to your parcel.
Rent rules and condominium documents
The City’s Rent Stabilization Ordinance generally covers rental units in buildings first built on or before October 1, 1978. Many older apartment buildings here may qualify. The Los Angeles Housing Department can confirm a building’s status, and a landlord-tenant attorney can explain how it affects a sale. Permits and code enforcement go through the Los Angeles Department of Building and Safety.
If you own a condominium, your association’s documents matter too. Dues, special assessments, and any limits on renting your unit can affect a sale, so gather them before you talk with a buyer.
How a direct sale works
- Send us the address, the property type, its condition, and who lives there.
- We review the details and may ask for more information or a visit.
- If the property fits what we are able to consider, we may present an offer.
- You decide whether the terms work for you, on your own schedule.
An inquiry does not guarantee an offer, and you are never required to sell.
Direct sale or listing with an agent?
A direct sale can appeal to an owner who wants fewer showings, less preparation, or a timeline that fits tenants or a shared inheritance. Listing with an agent can appeal to an owner with a well-kept building who wants wide market exposure and has time for preparation and negotiation. A rented apartment building and a single-family house raise different questions, so it makes sense to compare both routes for your own property.
Questions about selling in 90034
Is my property in Palms or in Culver City?
City Planning or the Assessor can confirm which city covers your parcel and which rules apply.
Which planning rules apply to my property?
LA City Planning can confirm the zoning and which plans or overlays apply to your address.
Can I ask about a building that still has tenants?
Yes. We are glad to discuss an occupied building without asking you to remove tenants first.
Can I ask about a condominium unit?
Yes. Having your association documents and recent statements ready helps when you share the details.
Can several heirs talk to you about an inherited property?
Yes. An attorney can confirm probate steps and who has authority to sell, and we can talk through the rest.
Do I have to accept an offer if I contact you?
No. Any offer we present is yours to accept or decline.
If you own a property in the 90034 ZIP code, whether it is an apartment building, a condominium, or an inherited property, we are glad to talk it through. Send the address, condition, occupancy, and the timing you have in mind, and we will let you know what a direct sale could look like.
Editor note: the five property bullets are generic, and I found no source on how common each is in this ZIP. The Expo Corridor paragraph repeats the plan description from the 90025 page, so you may want to trim one of them. I also did not verify that the Expo plan was ever adopted.