Step 1: Tell us about your property (2 minutes)
The first step is a short conversation. Fill out the form or call or text (804) 331-8443. We'll ask:
- The property address
- Roughly what condition it's in (don't worry about being precise — "it needs a lot" is a fine answer)
- Whether anyone is living there
- Your situation and your ideal timeline
That's it. You don't need a copy of your deed, your mortgage statement, or any documents to get started. We pull the public records ourselves.
If you're calling about a house in foreclosure, tell us the auction date first so we can work backward from it.
Step 2: Get your cash offer (within 24 hours)
Next, we look at the house. Sometimes that's a quick walkthrough with you at the property, usually 20–30 minutes. Sometimes — if you live out of state, or the house is vacant, or you'd just rather not — it's a lockbox visit or a video call. We're not there to judge the condition.
Then we call you with a written offer. It's based on what the house would sell for in good shape — using actual closed sales in your neighborhood, not online estimates — what it would take to get it there, and what it costs us to take that on. We'll explain the reasoning plainly rather than hand you a number and a deadline.
We'll also tell you honestly if listing with an agent would put more money in your pocket. If the house is in good shape and you can wait a few months, it often will.
Step 3: Close on your timeline (within weeks)
If the offer works for you, we sign a simple purchase agreement — usually two pages. Then:
- Title work begins immediately. A licensed Virginia settlement agent or attorney runs a title search, orders your mortgage payoff, and identifies any liens or judgments that need to be cleared. In the Richmond area this usually takes a week or two.
- You pick the closing date. A few weeks out, or longer — whatever your move requires. You can stay in the house until closing. If you need a few days after closing to finish moving, ask — it can often be arranged.
- We pay the closing costs. Settlement fee, deed preparation, recording fees. There is no commission because there is no agent. The only deductions from your proceeds are your own mortgage payoff, any liens, and prorated property taxes for the part of the year you owned the house.
- You sign. At the settlement office, or with a mobile notary who comes to you. About 30 minutes.
- You get paid. The settlement agent wires your proceeds, or you can pick up a check — your choice.
What you'll need
Very little:
- A government photo ID for signing
- Your mortgage lender's name (the settlement agent gets the payoff from them)
- Keys at closing
You do not need your original deed, a survey, an appraisal, a home inspection, or a lawyer — though you're always welcome to have one review the contract, and we'll happily wait while you do.
Situations that need a little more
Most closings are exactly the five steps above. A few situations add a step:
- Inherited or probate property. The executor or administrator signs, and we coordinate with the Circuit Court's probate timeline. Details on our probate and inherited house pages.
- Foreclosure. We work backward from the trustee's sale date, and with your permission we can communicate directly with the lender or trustee. See foreclosure help.
- Divorce. Both spouses sign, or one signs under the terms of the property settlement agreement. See selling during divorce.
- Tenants in place. We buy occupied houses and honor the existing lease. You don't need to evict anyone.
- Title problems, liens, or back taxes. These are typically paid or resolved at closing from the proceeds.
When a cash sale is not the right move
We'll tell you this on the phone, but it bears repeating here. If your house is in good condition, you're not under time pressure, and you can handle showings and a two-to-three-month process, a traditional listing will usually net you more. A cash sale is the right tool when speed, certainty, and simplicity are worth more to you than the last dollar — which, for a lot of the people who call us, they are.
Ready to see what your house is worth to us? Get your cash offer or call (804) 331-8443.
Frequently asked questions
How long does it take to sell a house to a cash buyer?
Weeks, not months. The offer comes within 24 hours, title work takes a week or two in the Richmond area, and closing itself is a 30-minute signing. Most sellers choose a closing date a few weeks out to give themselves time to move, and we're happy to go longer if you need it.
Is a cash offer lower than what I'd get listing with an agent?
Usually, yes — a cash buyer takes on the repairs, the risk, and the holding costs, and prices that in. But a listing's asking price isn't what you keep: subtract the 5–6% commission, seller closing costs, repair credits after inspection, and months of mortgage, tax, and utility payments while you wait. For a house that needs work, the gap is often much smaller than it first looks — and sometimes there is no gap at all.
Do I have to accept your offer?
No. Our offer is free and there is no obligation. Take your time with it. Take it to your family, your attorney, or another buyer. If a better option exists for you, we'll usually be the ones to point it out.
What if I still have a mortgage on the house?
That's normal — most houses we buy have a mortgage. The settlement agent requests a payoff statement from your lender and pays it directly from the sale proceeds at closing. You receive what's left. If you owe more than the house is worth, call us anyway; there are options like a short sale that we can talk through.
Who handles the paperwork and closing?
We do, using a licensed Virginia settlement agent or real estate attorney. They run the title search, prepare the deed and settlement statement, collect the payoff, and record the sale with the Circuit Court clerk for the city or county where the house sits. You review and sign — that's it.
Keep reading
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