What we do with the house and its contents
We buy houses as-is, in any condition — no repairs, no cleaning, no cleanout required to sell to us. Sell an inherited house without cleanout, repairs, or hauling away a lifetime of belongings — we take it as it is.
Tell us what the family wants to keep. You can discuss access and the remaining contents before deciding on written terms.
Keeping a house can mean continuing mortgage payments, property taxes, insurance, utilities, and upkeep. A written offer gives you a number to compare with those carrying costs and the work of selling another way.
What happens next
- Tell us the Charlottesville address, the house’s condition, and what you know about the estate.
- We talk through the property, belongings, access, and the estate documents you have. We give a written cash offer within 24 hours.
- You receive the written offer and written terms before you commit. If you choose to proceed, the sale closes through a title company.
Signing from another location
Sell from anywhere in the country — we can send a notary to you, and you don't have to attend settlement or even visit the property.
Compare what you may keep
Compare a written as-is offer with estimated proceeds from a listing after repairs, selling costs, and time. Adjust the calculator assumptions to match the house.
Open the Charlottesville home-sale net proceeds calculator →Virginia estate rules and taxes
Who can sign
Virginia real estate passes at death to the heirs or the people named in the will. An executor can sell only after appointment through the circuit court clerk, and only if the will directs a sale, grants the executor a power of sale, or a court grants that power. Otherwise, heirs or beneficiaries generally sign the deed together; if they cannot agree, a circuit court can order a sale. A surviving spouse may sometimes have a right to stay in the home. The will, list of heirs, and appointment papers help identify who may sign. See Virginia Code § 64.2-105, § 64.2-521, and § 64.2-308.16.
One timing issue matters: heirs’ or beneficiaries’ sale within one year after death can be challenged by the deceased owner’s creditors unless no court action over estate debts is started and no report of debts is filed within that year. A court-ordered sale in the first year is protected when the proceeds go to a court-appointed commissioner. See Virginia Code § 64.2-509, § 64.2-534, § 64.2-535, and § 8.01-81. The actual estate record determines whether an exception or court route applies.
We help coordinate the sale, but we do not provide legal advice. The title company or a qualified attorney can confirm who has authority to sign for the estate.
Virginia transfer and closing costs
Virginia grantor tax is 50 cents for each $500 of the greater of the sale price or value, about 0.1%. State recordation taxes and, where adopted, local recordation taxes are separate. The law assigns grantor tax to the seller, but the sale contract can shift who pays. Exemptions and transfers with little or no consideration can change the tax; the settlement agent confirms the amounts for the transaction. See Virginia Code § 58.1-802, § 58.1-801, and § 58.1-814.
When you sell to us, we pay the closing costs, including Virginia state and local recordation taxes, grantor tax and any applicable regional WMATA capital fee, regional congestion relief fee or regional transportation improvement fee.
This does not pay the seller’s mortgage, liens, back taxes, or share of current property taxes. Any applicable regional fee depends on the property and transaction.
Charlottesville help and seller reviews
If you need an estate attorney, we can help you find one. The City of Charlottesville is an independent city, and its courts page identifies the City Circuit Court separately from Albemarle County courts. Use the city route for city-property questions and confirm current filing or record instructions with the office.
City of Charlottesville courts
Official court directory. It distinguishes City of Charlottesville courts from Albemarle County courts.
Charlottesville Circuit Court Clerk
Official city Circuit Court page with Clerk’s Office and Records Room information.
Virginia circuit-court deed records resources
Statewide deed calculation and records reference; it is not a property-specific fee quote.
Testimonials are real, from our transactions, verified and approved by our attorneys. Review cards identify each seller’s actual location; a nearby seller’s story is not presented as a Charlottesville transaction.
What sellers say about USA Home Buyers
Questions and contact
For more Charlottesville seller information, visit the seller FAQ, local resources, or the home-sale net proceeds calculator.
Inherited-property questions
Can I sell an inherited Charlottesville house before the estate is settled?
Often, yes, if the person signing has authority for this property. You can sell in the estate's name once the estate is opened — no need to put the house in your own name first. If you need an estate attorney, we can help you find one. The will, list of heirs, appointment papers, and title review determine the right path. We help coordinate the sale, but we do not provide legal advice. The title company or a qualified attorney can confirm who has authority to sign for the estate.
Who can sign to sell an inherited house in Virginia?
Virginia real estate generally passes at death to the heirs or people named in the will. An executor can sell only after appointment through the circuit court clerk and only if the will directs a sale, gives the executor that power, or a court grants the power. Otherwise, heirs or beneficiaries generally sign together; if they cannot agree, a circuit court can order a sale. The will, list of heirs, and appointment papers help identify who may sign.
Can heirs sell the house during the first year after the owner dies?
A sale by heirs or beneficiaries within one year after death can be challenged by the deceased owner’s creditors. Virginia law provides an exception if no court action over estate debts is started and no report of debts is filed within that year. A court-ordered sale during the first year is protected when the proceeds go to a court-appointed commissioner. The estate record controls how these rules apply.
Do all heirs or beneficiaries have to sign?
Heirs or beneficiaries generally sign together when there is no executor with authority to sell, but the will, title, appointment papers, any court order, and a surviving spouse’s rights can change who must sign. A circuit court can order a sale if the people with interests cannot agree. Have the title company or a qualified attorney review the actual documents.
Do I need to clean out or repair the inherited house first?
We buy houses as-is, in any condition — no repairs, no cleaning, no cleanout required to sell to us. Sell an inherited house without cleanout, repairs, or hauling away a lifetime of belongings — we take it as it is. You can identify what the family wants to keep so access and the remaining contents can be discussed before you decide on written terms.
Can I sign if I live outside Virginia?
Sell from anywhere in the country — we can send a notary to you, and you don't have to attend settlement or even visit the property.
What taxes and closing costs apply to a Virginia sale?
Virginia grantor tax is 50 cents for each $500 of the greater of the sale price or value, about 0.1%. State recordation taxes and, where adopted, local recordation taxes are separate; exemptions and transfers with little or no consideration can change the amount. The settlement agent confirms the figures. When you sell to us, we pay the closing costs, including Virginia state and local recordation taxes, grantor tax and any applicable regional WMATA capital fee, regional congestion relief fee or regional transportation improvement fee. The seller’s mortgage, liens, back taxes, and share of current property taxes remain separate.
When will I get a written cash offer?
We give written cash offers in 24 hours.
Talk through the inherited Charlottesville house
Call 888-274-5006 or send the property address using the form below.
We'll give you a written cash offer within 24 hours.
We give written cash offers in 24 hours.
Share the address and what you know about the estate.