Beverly Hills · Serving all of Los Angeles
Turn decades in your home into your next chapter.
Padilla Advisory Group works exclusively with homeowners who've built something worth protecting. We guide the whole transition, simplifying, unlocking equity, and moving forward, with clarity, discretion, and zero pressure.
The moment you're in
You've owned this home for decades. Selling it shouldn't feel like starting over.
Whether you're simplifying after decades in the same home, unlocking equity you've spent a lifetime building, or making a move your family has been talking about for years, we guide that transition with clarity, discretion, and zero pressure.
We don't chase listings. We earn trust, and then we deliver.
The advisor behind the group
Meet Alex Padilla.
Alex founded Padilla Advisory Group to do one thing well: guide seasoned homeowners through life's biggest transitions, simplifying, unlocking equity, and moving forward with confidence into the next chapter. You won't be handed off to a team of strangers. From the first conversation to the day you're settled, you work directly with Alex, at your pace and in your corner.
Based in Beverly Hills and serving all of Los Angeles, his practice is built for homeowners who've built something worth protecting, and want it handled with discretion.
Alex Padilla · Senior Advisor · CA DRE #01984740 · at PLG Estates
What we do
Built for downsizers, not for buyers.
Four ways we help you move from where you are to what's next, with the whole thing handled as one plan.
Full-service from prep to close: curated vendors, staging, marketing, and negotiation, engineered for maximum value. We handle everything.
Find out what your home is worth today, and what it could be worth with the right prep. No obligation, no pressure.
Not sure where to start? We map out your options and build a clear, no-pressure plan on your timeline.
We guide seniors and their families through moves into care communities, with compassion, trusted resources, and zero added stress.
The guide
Know the numbers before you make a move.
A straight-talking guide for longtime LA homeowners, written by Alex. No pitch, just the math, the tax angle, and the timeline most people find out about too late.
- What your home actually costs you every year, and why waiting isn't free
- Prop 19: how to take your low property tax base with you in California
- The hidden calendar, and why you need more runway than you think
- The "stuff problem," and how to handle 30 years of accumulation
- The exact questions to ask any agent before you list
No pitch. Just numbers. You'll get instant access.
The process
Five steps, one plan.
Clear from the first conversation to the day you're settled in your next home.
Conversation & equity analysis
We sit down, understand your goals and timeline, and show you what your home is worth today, and what it could be worth with the right prep.
Prep & staging plan
We identify only the improvements that return more than they cost, manage the vendors, and can defer payment to closing.
Bring it to market
Professional marketing and private, well-managed showings that present your home at its best to the right buyers.
Sell & settle
We negotiate hard on your behalf and guide the escrow and tax coordination so there are no surprises at closing.
Move once
Belongings sorted, home cleared, and your relocation coordinated, so you settle into your next chapter without the boxes.
Where we work
Based in Beverly Hills. Serving all of Los Angeles.
From the Westside to the Hills to the Valley, with deep experience across the city's most established neighborhoods.
Questions, answered
What longtime owners ask us first.
When is the right time to downsize in Los Angeles?
The right time is usually when the home is costing you more than it gives back, in upkeep, stairs, taxes, or empty rooms. In Los Angeles, longtime owners often hold large amounts of equity, so timing is less about the market and more about your life. We help you weigh readiness, tax exposure, and pricing so the decision is made on your terms, not a deadline.
Can I keep my low property tax rate when I downsize in California?
Often, yes. If you're 55 or older, Proposition 19 lets you transfer your existing Prop 13 property tax base to a new home in California, up to three times in your lifetime. It's a major advantage most homeowners don't realize they have. The timing rules are strict, so talk to a tax professional or your agent before you list. This is general information, not tax advice.
Isn't it smarter to wait for a better market?
Not always. While you wait, you're paying insurance, utilities, and maintenance, often $3,000 or more a month, on space you're not using. Waiting six months for a theoretical higher price can quietly cost tens of thousands in carrying costs. We run your actual numbers so the decision is based on math, not hope.
Will I owe capital gains tax when I sell?
Possibly. A single homeowner can exclude up to $250,000 of gain and a married couple up to $500,000 on a primary residence, but longtime LA owners frequently exceed that after decades of appreciation. The exact number depends on your cost basis and improvements, so we coordinate early with your CPA and build it into the plan. This is general information, not tax advice.
What if my house needs work before selling?
Most longtime homes do, and that's fine. We identify only the improvements that actually return more than they cost, arrange and manage the vendors, and can often defer payment until closing. You don't front cash or chase contractors.
How do you handle a lifetime of belongings?
We coordinate sorting, donation, estate sale, and clear-out as part of the process, on your pace. Nothing leaves without your say. The goal is that you move once, into a home that already fits, without the boxes and the overwhelm.
Do you help with a move into senior living or a care community?
Yes. Beyond selling the home, we guide seniors and their families through moves into care communities, with compassion, trusted resources, and zero added stress. It's one of the core reasons families call us.
Do I have to move out before you sell?
No. We build the plan around your timeline, including options that let you sell first and move second, or secure your next place before listing. You should never feel homeless in the gap.
What areas of Los Angeles do you serve?
Beverly Hills, West Hollywood, Studio City, Sherman Oaks, Beachwood Canyon, the Hollywood Hills, Los Feliz, and the greater Westside, with our focus on the Westside and the Hills.
Start with a conversation
Let's talk about what's next.
No pressure and no obligation, just an honest look at your options and what your home is worth today.