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 buyerVirginia Beach

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We buy houses in Virginia Beach for cash.

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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 Virginia Beach cash home buyer, you've probably talked to national iBuyers who quote a range and reprice you after their inspector shows up. We do it differently in Virginia Beach: one written cash offer with the numbers behind it, delivered within 24 hours by a local team that has bought and sold hundreds of Virginia Beach houses since 1999.

A real written offer on your Virginia Beach house.

Within 24 hours of walking your Virginia Beach 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 Virginia Beach-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 Virginia Beach 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 Virginia Beach 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 Virginia Beach house fast — even in the middle of tourist season.

If you're searching "sell my house fast Virginia Beach," you're probably facing one of a few common timelines: PCS orders out of Oceana, JEB Little Creek, or Dam Neck; a job start in another state; a divorce or estate deadline; or a Sandbridge or Oceanfront short-term rental you're done running.

Our fastest Virginia Beach close was 7 days — Kempsville seller with hard PCS orders. Typical range is 9-14 days from signed offer to wired funds. The variable isn't us, it's title work. If your Virginia Beach property has clear title, we can consistently close inside two weeks.

For Sandbridge and Oceanfront short-term rentals, we can close between guests or take over your calendar if canceling bookings would cost you more than transferring them. Vacation rental sellers get complicated timelines — we deal with them without turning your close date into a moving target.

If you have real time — 60+ days — and your Virginia Beach house is move-in ready, honest answer is we'll usually tell you listing traditionally will net more. Barry is a licensed VA agent (LPT Realty), so if listing is the better path we can handle that too. Same team, either way.

Local Virginia Beach cash home buyers

The Virginia Beach cash home buyers who live 10 minutes from your house.

Search "cash home buyers Virginia Beach" and you get pages of national iBuyer landing pages, out-of-state investors, and wholesalers who never set foot in the city. Barry Jenkins has been a Hampton Roads agent since 1999 and lives in Virginia Beach. Legacy Home Team has bought and sold hundreds of Virginia Beach houses across every ZIP from Sandbridge to Chic's Beach.

That matters because Virginia Beach isn't one market — it's a dozen. Kempsville homes trade differently from Great Neck. Oceanfront condos have different comps from Red Mill single-families. The AICUZ noise zones around NAS Oceana affect resale in ways a national algorithm doesn't factor. We do factor them, and we tell you honestly how they show up in our number.

Proof of funds: we send bank verification within an hour of a serious conversation. Closing happens at a Virginia Beach-area title company you can walk into — Bay National, Federal Title, TrueTitle, wherever you prefer. No funding partner drama, no assignment mid-deal, no repricing you at inspection.

That's what "cash home buyers in Virginia Beach" should mean when you're the one selling: local expertise, honest numbers, and a wire on the day we said we'd close.

How the math works in Virginia Beach

How we calculate your Virginia Beach cash offer.

Every Virginia Beach 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 Virginia Beach example. A four-bedroom two-story in Virginia Beach's Kempsville area. Comparable updated Virginia Beach homes are selling around $425,000. The home needs a roof, HVAC replacement, and cosmetic updates — about $55,000 in work. Holding costs and standard closing costs add another $12,000 before we resell.

$425,000 ARV × 70% = $297,500
− $55,000 repairs = $242,500
− $12,000 holding & closing = $230,500 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 Virginia Beach resale. If everything goes perfectly we make a fair return. If we hit problems, the math still works — for us and for you.

Virginia Beach market context: Virginia Beach median is around $400K, but the oceanfront corridor and Great Neck peninsula run $500K+ while Kempsville and Hilltop offer entry-level inventory near $355K. We pull comps from your specific Virginia Beach neighborhood, not a citywide average.

When we walk you through your specific Virginia Beach 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 Virginia Beach sellers showed us comps we missed or proved a repair was lighter than we estimated.

Virginia Beach situations we buy in

Why Virginia Beach sellers call us.

Virginia Beach sits between NAS Oceana, Dam Neck, and JEB Little Creek — three installations with PCS cycles that turn over hundreds of properties every summer. Homes that were tenant-occupied during deployments often need work that sellers can't afford before listing.

PCS to Norfolk, Oceana, or Little Creek

You have hard orders and 60 days doesn't work. We close on Virginia Beach houses fast enough to meet any report date, including tenant coordination on lease-back properties.

Vacation rental burnout

Sandbridge and Oceanfront short-term rentals need constant management. If you're done, we buy furnished, mid-season, without waiting for the summer market.

Older Kempsville / Princess Anne homes

1970s ranches and 1980s split-levels with dated kitchens, aging roofs, or foundation questions. We buy them without asking you to fix anything first.

Inherited Virginia Beach property

Your parents' Great Neck or Chic's Beach house that hasn't been updated since the 1990s. We handle the estate coordination and the closing.

Neighborhoods we actively buy in across Virginia Beach: Oceanfront, Kempsville, Great Neck, Princess Anne, Chic's Beach, Red Mill, and Hilltop. If your Virginia Beach property is in a different area, we still want to hear from you — we cover every Virginia Beach 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

Virginia Beach cash offer FAQ

Virginia Beach sellers ask us these questions the most.

How fast can you close on a Virginia Beach house?

Typical Virginia Beach close is 9-14 days from signed offer to wired funds. Our fastest was 7 days — a PCS seller in Kempsville with hard orders. If you're PCSing to a new duty station and your Virginia Beach house needs to close by a specific date, tell us the date and we'll tell you honestly whether we can hit it.

Do you buy Sandbridge or Oceanfront vacation rentals?

Yes, including fully-furnished short-term rental properties. We understand Virginia Beach STR economics — occupancy rates, cleaning contracts, existing bookings. We can close between guests or take over the calendar if you'd rather transfer bookings than cancel them.

What about older Virginia Beach houses near Oceana with jet noise?

AICUZ (Air Installation Compatible Use Zone) noise concerns don't scare us. We buy Virginia Beach houses in the Oceana high-noise contours regularly. Traditional buyers get spooked by the disclosure; we've been buying and reselling in those zones for years.

Are you an iBuyer or a local Virginia Beach cash buyer?

Local. Barry lives in Virginia Beach and has been a licensed VA agent since 1999. This isn't a national algorithm generating an initial offer and then repricing you at inspection. We walk your Virginia Beach house in person (or FaceTime if you prefer), give you a written offer, and close at a Virginia title company.

Do you buy Virginia Beach houses with tenants in place?

Yes. If you have long-term tenants at Chic's Beach or short-term rental bookings at Sandbridge, we can close around them. We can also keep good tenants after purchase if the numbers work.

Service area

We buy Virginia Beach houses in every part of the city — Oceanfront to Kempsville, Great Neck to Sandbridge. We also cover the other six Hampton Roads cities.

Other Hampton Roads cities we cover: Norfolk · Chesapeake · 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.