From First Call To Cash In Hand
Three honest steps. No hidden surprises. Here's exactly what happens from the moment you reach out to the day you walk away with a check — and how we keep every commitment along the way.
Three Steps. No Surprises.
Here's exactly what happens at each stage — what we do, what you do, and what to expect at every point along the way.
Tell Us About Your Property
Start by filling out our short online form or giving us a call. We'll ask you a handful of basic questions — address, condition, your reason for selling, and what timeline works best for you. No inspection, no photos, no walk-through required at this stage.
- Form takes under 5 minutes — name, address, basic property details
- No commitment whatsoever — submitting info doesn't lock you into anything
- 100% private — your details stay with us. We never sell leads.
- Prefer to talk? Call (240) 840-0398 and we'll walk you through it.
Receive Your Honest Cash Offer
Within one business day, we'll reach out with a fair, no-obligation cash offer. We'll walk you through exactly how we arrived at the number — comparable sales in your neighborhood, estimated repair costs, and current market conditions. No surprises, no fine print.
- Written offer with breakdown — see comparable sales, repair estimates, and our math
- Offer stands for 7 days — take your time, compare options, sleep on it
- The number is the number — we don't lower it later or change terms at closing
- Zero pressure to accept — if it's not right for you, no hard feelings
Close On Your Timeline
If you accept the offer, we set a closing date that works for your life — not ours. We handle all the paperwork through a reputable local title company. You sign at closing and walk away with cash. The whole process can wrap in as few as 7 days, or stretch as long as you need.
- You pick the closing date — 7 days, 30 days, 90 days, whatever works
- We cover standard closing costs — the offer amount is what you receive
- No repairs, no cleanup — leave what you want, take what you want
- Local title company — neutral third party handles the paperwork
Your Whole Sale, From Day Zero To Closing
Most homeowners go from first contact to cash in hand in about a week. Here's what that looks like end-to-end.
Traditional Sale vs. Selling To Us
The traditional route works for some sellers. But for many homeowners — especially those facing repairs, time pressure, or complicated situations — our process is significantly simpler and faster.
The Long Road
- 30–90 days on the market — often longer
- 5–6% agent commission taken from your proceeds
- Repairs & staging often required to attract buyers
- Open houses & showings on someone else's schedule
- Financing contingencies — buyers can back out
- Appraisal & inspection can trigger price renegotiation
- Closing in 45–60+ days after offer accepted
The Direct Path
- Offer within 24 hours — no waiting weeks for interest
- $0 in fees or commissions — keep more of your sale
- Sell as-is — no repairs, no painting, no staging needed
- No showings, no open houses — your privacy stays intact
- All-cash purchase — no lender, no financing fall-through risk
- Offer doesn't change — the price quoted is what you receive
- Closing in as few as 7 days — or your chosen timeline
Common Questions About How It Works
The questions homeowners most often ask before they pick up the phone.
Do I need to be home for you to see the property?
Not necessarily. For most properties, we can put together an initial offer based on the address, property records, and your description of the condition. If we need to see the home in person, we can coordinate at a time that's convenient for you — or visit when you're not there if you prefer. Out-of-state owners can handle the entire process remotely.
How is the offer amount actually calculated?
We use a transparent three-part formula: (1) the after-repair market value based on recent comparable sales in your specific neighborhood, (2) minus the estimated cost to repair or update the home to retail condition, and (3) minus our holding and resale costs. We share this entire breakdown with you in writing.
What if my home has serious issues like foundation or mold?
We buy homes in any condition. Foundation cracks, water damage, mold, fire damage, outdated electrical or plumbing, code violations — we've seen it all. Just be honest with us about what you know, and we'll factor it into the offer. You don't need to fix anything before selling.
Can I keep some belongings and leave the rest?
Yes — take what you want and leave the rest. We'll handle removing any furniture, appliances, or personal items left behind. This is especially helpful for inherited properties or estates where sorting through everything would be overwhelming.
When do I actually get paid?
At closing. You'll receive your funds either as a wire transfer to your bank account or a cashier's check, whichever you prefer. Funds are typically available the same day or the next business day — much faster than traditional sales, which can have funding delays.
What if I change my mind after accepting the offer?
You have rights as a seller, and Virginia law provides specific protections. We'll walk you through the purchase agreement before you sign so you understand exactly what you're committing to. If something major changes in your life before closing, talk to us — we'll work with you.
Step 1 Takes About 5 Minutes
Tell us about your property. Get a fair cash offer within 24 hours. No obligation, no pressure — just a clear number and the freedom to decide.
Get Your Free Cash Offer
Tell us about your property. We'll respond within 24 hours — no obligation.