How does a cash offer for my house work?

You give us the address and a few details about the home. Within 24 hours we send a written cash offer based on a clear formula — roughly 70% of after-repair value minus our estimated repair cost. If you accept, we pick a closing date (as few as 7 days), and a Virginia title company wires you the funds at closing. No repairs, no showings, no commissions.

How much will I get if I sell my house for cash?

Typically 70-75% of what your home would sell for fully repaired and listed on the MLS, minus our estimated repair budget. The exact number depends on your home's after-repair value, the work it needs, and current Hampton Roads market conditions. We always walk you through the math line by line so you can see exactly how we got there.

How long until cash hits my account after I accept?

Closing happens 7-21 days after you accept, depending on the timeline you want. At closing, the title company wires the funds to your account or hands you a certified check that day. There's no financing contingency, no appraisal contingency, no waiting on a bank — so once we sign, the closing date is the closing date.

Is the cash offer the same as the price I keep, or are there fees?

The offer is the amount you walk away with. We pay all standard closing costs. There are no agent commissions because we're buying directly, not listing. No inspection deductions after the fact (we know what we're buying when we make the offer). No hidden fees.

What's the difference between a cash buyer and a wholesaler or iBuyer?

A wholesaler doesn't actually buy your house — they put it under contract and try to assign that contract to a real investor for a fee. Many deals fall through. An iBuyer (Opendoor, Offerpad) is an out-of-state company that gives you an algorithm-generated price, then deducts repair costs and service fees after inspection — and they don't operate consistently in Hampton Roads. We are the actual buyer. We close with our own money through Friend in Realty LLC. We don't assign, we don't reprice, we don't wholesale.

Hampton Roads cash home buyerChesapeake

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We buy houses in Chesapeake for cash.

Google rated 1,100+homes sold LicensedVA Agent

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9 days

Average close

24 hrs

Offer in hand

Or call (757) 347-8487

Written cash offer within 24 hours · Close in as few as 7 days

If you've been searching for a Chesapeake cash home buyer, you've probably found national iBuyers who don't understand that South Norfolk and Great Bridge are two different markets. We do it differently in Chesapeake: a written cash offer built from actual Chesapeake comps in your specific neighborhood, delivered within 24 hours by a team that has bought and sold hundreds of Chesapeake houses since 1999.

A real written offer on your Chesapeake house.

Within 24 hours of walking your Chesapeake property, we send a written purchase agreement with the price, the closing date, and our proof of funds. You can show it to your attorney, your spouse, or anyone else before signing. We don't quote a range over the phone and then reprice you at inspection. The number you see is the number we close on.

Cash means a wire — closed at a Chesapeake-area Virginia title company.

"Cash" doesn't mean we show up with a briefcase. It means there's no bank, no mortgage underwriter, and no appraiser standing between you and the money. Closing on your Chesapeake house happens at a Virginia title company you can walk into. The title company wires the funds to your account that day.

The offer is what you keep.

We pay all standard Chesapeake closing costs. No agent commissions (we're buying your house directly, not listing it). No "service fees" deducted after the fact. No surprise repair credits at the closing table. The cash offer you sign is the amount the title company sends you.

Timeline honesty

Sell your Chesapeake house fast — from Great Bridge to South Norfolk, same 24-hour offer.

When you search "sell my house fast Chesapeake," you're usually working against a real timeline: PCS orders from NMC Portsmouth or JEB Little Creek, a job transfer, a divorce, an estate that needs to close before the school year, or a tenant situation you're done managing.

Written cash offer within 24 hours of walking your Chesapeake property (in person or via FaceTime, your call). Typical close is 9-14 days. Our fastest Chesapeake close was 8 days — Deep Creek seller with a hard relocation date. Rural southern Chesapeake properties on wells and septic sometimes need a few extra days for the title company to confirm boundaries — we'll flag that upfront, not spring it on you at closing.

If you need a hard date — a specific day the wire has to land — tell us. We turn down deals we can't hit on time rather than promise and miss. And if you have real time (60+ days) and your Chesapeake house is move-in ready, listing traditionally usually nets more. We'll tell you honestly. Barry is a licensed VA agent through LPT Realty, so if listing is the better path, we can list it — same team, either direction.

Local Chesapeake cash home buyers

Cash home buyers in Chesapeake who know the difference between Great Bridge and Deep Creek.

The problem with most "cash home buyers Chesapeake" results: they're national companies pricing Great Bridge and Western Branch off the same algorithm, which produces bad numbers on both. We're a Hampton Roads team that has bought and sold hundreds of Chesapeake houses in every ZIP since 1999.

Great Bridge is a $520K+ market. South Norfolk is $300K. Deep Creek North is $335K. Greenbrier commercial-adjacent single-families run $415K. We know these numbers because we work them every week, not because we pulled a Zillow estimate and shaved 30%. When we send you our offer, we show you the actual Chesapeake comps we used.

Proof of funds within an hour of a serious conversation. Closing at a Chesapeake-area Virginia title company — TrueTitle, Federal Title, or your choice. No assignment fees, no mid-deal renegotiation, no "funding partner" that ghosts you at inspection. When we say cash, we mean a title-company wire to your account on the day we agreed.

That's what local Chesapeake cash home buyers should look like — and it's the standard we hold ourselves to on every offer we make.

How the math works in Chesapeake

How we calculate your Chesapeake cash offer.

Every Chesapeake cash offer we make is built from the same formula. We share it openly because we'd rather you understand the number than feel pressured by it.

The formula: After-Repair Value (ARV) × 70% − estimated repairs − holding & closing costs = your cash offer.

A real Chesapeake example. A three-bedroom brick ranch in Chesapeake's Western Branch area. Comparable updated Chesapeake homes are selling around $365,000. The home needs a roof, HVAC replacement, and cosmetic updates — about $45,000 in work. Holding costs and standard closing costs add another $10,500 before we resell.

$365,000 ARV × 70% = $255,500
− $45,000 repairs = $210,500
− $10,500 holding & closing = $200,000 cash offer to you

The 70% multiplier covers our profit margin and the risk we take. We have to budget for surprises — a hidden mold issue, a tax lien, a slower-than-expected Chesapeake resale. If everything goes perfectly we make a fair return. If we hit problems, the math still works — for us and for you.

Chesapeake market context: Chesapeake median is around $399K citywide, but the range is wide — South Norfolk and Deep Creek North run $300-335K while Great Bridge and Pleasant Grove West run $520-660K. We pull comps from your specific Chesapeake neighborhood, not a citywide average.

When we walk you through your specific Chesapeake cash offer, we share the comps we used, our repair estimate, and the holding cost assumption. If you disagree with any line, we talk about it. We've adjusted offers when Chesapeake sellers showed us comps we missed or proved a repair was lighter than we estimated.

Chesapeake situations we buy in

Why Chesapeake sellers call us.

Chesapeake has become a top pick for military families who want more square footage per dollar than Virginia Beach or Norfolk. Great Bridge schools and Western Branch access to I-664 make it a stable market — but PCS orders can still force a Chesapeake sale on a tight timeline.

Rural southern Chesapeake acreage

Hickory and southern Chesapeake equestrian properties with outbuildings, wells, and septic. Traditional buyers get scared off; we buy them.

Older Western Branch or South Norfolk homes needing work

1960s-70s ranchers with aging systems, deferred maintenance, or foundation issues. We buy in current condition.

PCS from NMC Portsmouth or JEB Little Creek

Chesapeake commutes to Portsmouth Naval Medical Center and Little Creek. If you have hard PCS orders, we close on your Chesapeake house fast enough to meet them.

Inherited Chesapeake property

Your grandparents' Deep Creek or Great Bridge house that hasn't been updated. We coordinate the estate side and close at a Chesapeake title company.

Neighborhoods we actively buy in across Chesapeake: Greenbrier, Great Bridge, Western Branch, Deep Creek, South Norfolk, and Indian River. If your Chesapeake property is in a different area, we still want to hear from you — we cover every Chesapeake ZIP.

"Most cash buyers won't show you the math. We do — line by line, before you ever commit. If the offer doesn't make sense, you should be able to see why."

Barry Jenkins · Founder · Licensed VA Real Estate Agent · LPT Realty

Chesapeake cash offer FAQ

Chesapeake sellers ask us these questions the most.

How fast can you close on a Chesapeake house?

Typical Chesapeake close is 9-14 days from signed offer to wired funds. If you're PCSing or facing a hard timeline, tell us the date and we'll tell you honestly whether we can hit it. We close at Chesapeake-area title companies you can visit in person.

Do you buy Chesapeake houses in South Norfolk or Deep Creek?

Yes. South Norfolk (23324) and Deep Creek (23323) are two of our most active Chesapeake ZIPs. Older stock, price points that work for cash math, and title issues we know how to resolve. Traditional buyers often walk from these areas; we buy in them regularly.

What about rural Chesapeake properties with wells, septic, or outbuildings?

We buy them. Hickory, Pleasant Grove, and the southern Chesapeake corridor near the North Carolina line often have well-and-septic homes with outbuildings that scare traditional lenders. We're paying cash — no lender, no appraisal contingency, no problem.

Will your Chesapeake cash offer beat listing with an agent?

Usually no — that's the honest math. If your Chesapeake house is move-in ready and you have 60-90 days, listing will typically net more. Our cash offer is 70% of after-repair value minus repairs and holding. Barry is also a licensed VA agent (LPT Realty), so if listing pays more we'll tell you and we can list it for you — same team, either path.

Do you buy Chesapeake houses with tax liens or title issues?

Yes. Back taxes, code liens, probate holds, HOA judgments — the title company can usually clear them at closing out of the sale proceeds. We've closed Chesapeake deals with $30K+ in liens the seller didn't have cash to pay upfront.

Service area

We buy Chesapeake houses in every ZIP — Greenbrier, Great Bridge, Western Branch, Deep Creek, South Norfolk, and the rural southern corridor. We also cover the other six Hampton Roads cities.

Other Hampton Roads cities we cover: Norfolk · Virginia Beach · Portsmouth · Suffolk · Newport News · Hampton. We also buy in the Outer Banks NC, Northern Neck VA, and Virginia's Eastern Shore — call us if your property is just outside Hampton Roads.

Ready when you are

Get your cash offer. No obligation.

Takes 30 seconds to tell us about your home. You'll have a written cash offer within 24 hours. If you'd rather talk first, call — we answer the phone.

Get my cash offer Or call (757) 347-8487

Required Disclosures

Dual role: Barry Jenkins is a licensed Virginia real estate agent with LPT Realty. Cash offers presented through this site are made by Friend in Realty LLC, a company in which Barry has an ownership interest. When acting as a direct purchaser, Barry is acting as a principal in the transaction — not as your agent — and does not owe you fiduciary duties in that capacity. Sellers always retain the right to list with the agent of their choice, including listing with Legacy Home Team on the open market.

Brokerage: Legacy Home Team is a team of real estate professionals affiliated with LPT Realty, LLC. Our brokerage office is located at 1545 Crossways Blvd, Suite 250 #242, Chesapeake, VA 23320.

Equal Housing Opportunity. All offers are presented in writing. You are under no obligation to accept any offer. Read our full "How We Work With You" disclosure.