Blacksburg, VA · How selling to us works
How Selling Your Blacksburg House to Us Works
USA Home Buyers buys houses as-is in Blacksburg and Montgomery County, Virginia. If repairs, tenants, cleanup, or unanswered property questions make a sale feel complicated, you can start with what you know. You do not need every answer before the first conversation.
Call 888-274-5006 or use the form. You can ask about the house before deciding what to do.
We'll give you a written cash offer within 24 hours.
We give written cash offers in 24 hours.
Start with the address and what you know. You can call before every question is settled.
From the first conversation to settlement
The sale, step by step
Tell us about the house
Share the Blacksburg address, condition, occupancy, access, repairs you know about, and timing. You can start with what you know; an estate, tenant, payoff, lien, tax, or notice question can be sorted out as we talk.
Talk through the property as it is
We ask practical questions about condition, access, occupancy, and timing. We buy houses as-is, in any condition — no repairs, no cleaning, no cleanout required to sell to us.
Read the written offer and terms
We'll give you a written cash offer within 24 hours. Written offer and written terms before you commit; title-company closing. Read the price, responsibilities, possession, timing, costs, and property-specific conditions before you decide whether to proceed.
Work through title, payoffs, and authority
The title company reviews the deed, who can sign, mortgage payoffs, liens, taxes, and the documents needed for settlement. A payoff is the amount needed to satisfy a mortgage or other obligation; a lien is a recorded claim tied to the property. Estate or court authority may need to be confirmed for the particular sale.
Review the settlement sheet and close
We always review the settlement sheet with the seller and walk through how the money breaks down so there is no confusion. We try to do that the day before closing so settlement is smooth; the title company confirms the final numbers.
Your side of the settlement
You're going to get a fair price and not have to do anything. Just show up at settlement.
Cash Offer or EZ Sale: compare the written numbers
We have two ways to buy. A Cash Offer is built for speed, condition, and tough situations — heavy repairs, tight timelines, difficult circumstances. EZ Sale is often the better fit when the house doesn't need major repairs and you want a higher number. Either way, you compare written numbers and you pick what works best for you.
Swipe across the table to compare all four selling options.
| Factor | List with a realtor | FSBO | Cash Offer | EZ Sale |
|---|---|---|---|---|
| Timeline | Market-dependent | Market-dependent | 30 days or less | 60 days or less |
| Price | Highest, if it sells | Varies | Lower price | Higher price than the Cash Offer |
| Repairs | Repairs may be needed before listing or after inspection | The seller handles repair decisions | No repairs | No repairs |
| Commissions | Agent commissions apply under the listing agreement | No listing-agent commission; the seller handles the sale | No commissions | No commissions |
| Closing costs | Seller costs depend on the contract and settlement statement | Seller costs depend on the contract and settlement statement | No closing costs | No closing costs |
| Showings | The seller prepares for and coordinates showings | The seller markets the property and coordinates showings | None | None |
| Who buys | Retail buyer | Retail buyer | USA Home Buyers buys directly | Goes to one of our partners |
| Certainty | Depends on the buyer, inspections, financing, and contract | Depends on finding and qualifying a buyer | Written offer and written terms before you commit; title-company closing. | Written offer and written terms before you commit; title-company closing. |
| Net proceeds | Compare the expected sale price after commissions, repairs, costs, and waiting | Compare the expected sale price after seller-managed costs and work | Compare the written price after your payoff and other property obligations. No commissions. No closing costs. | Compare the written price after your payoff and other property obligations. No commissions. No closing costs. |
Compare what you would keep after costs with the Blacksburg calculator →
Questions about the two options? Call 888-274-5006.
Local details
Blacksburg and Montgomery County offices
Blacksburg is in Montgomery County. County records, court records, and Town of Blacksburg tax information serve different purposes, so start with the office for the question you have. A parcel map or assessment record is not a title decision; the title company reviews the documents needed for a particular sale.
- Montgomery County Clerk of Circuit Court — Deeds and Land Records
Recorded deed and land-record information.
- Montgomery County Clerk of Circuit Court — Probate Division
County probate-office information; the office link does not establish who may sign for a particular estate.
- Montgomery County Circuit Court
Court office and records information for Montgomery County.
- Montgomery County GIS
Public parcel and map reference, not a legal determination of official records or ownership.
- Montgomery County Real Estate Assessment
County assessment and real-estate parcel information.
- Town of Blacksburg Taxes
Town tax information for Blacksburg properties.
Before the signatures
Review the settlement figures and Virginia deed taxes
The settlement sheet shows the sale price, mortgage and other payoffs, liens, taxes, costs, and the amount scheduled for disbursement. Ask about a line you do not recognize before signing. We always review the settlement sheet with the seller and walk through how the money breaks down so there is no confusion. We try to do that the day before closing so settlement is smooth; the title company confirms the final numbers.
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.
Virginia grantor tax is a tax on recording the deed. State law calculates it at 50 cents for each $500 of the greater of the sale price or value, about 0.1%. State recordation tax and any local recordation tax are separate deed-recording charges. Exemptions and transaction details can affect the figures; the settlement agent confirms the amounts for this sale. The closing-cost promise above does not pay a seller's mortgage, liens, back taxes, or share of current property taxes.
When things get difficult
We stay with the process
It's real estate. Sometimes there are bumps in the road. We won't disappear when that happens, and we'll be fighting to get this to the closing table.
What sellers say about USA Home Buyers
Keep the next question local
Blacksburg seller pages and planning tools
Open the page that matches the situation, or compare possible sale paths with the Blacksburg calculator.
Questions about selling to us in Blacksburg
Can I start the conversation before every property question is settled?
Yes. Start with the address and what you know about condition, occupancy, access, and timing. Payoff, lien, tax, estate, or court questions can be identified and checked as the sale is reviewed.
Do I have to repair, clean, or clear out the house first?
We buy houses as-is, in any condition — no repairs, no cleaning, no cleanout required to sell to us.
When will I get a written cash offer?
We'll give you a written cash offer within 24 hours.
What is the difference between a Cash Offer and EZ Sale?
We have two ways to buy. A Cash Offer is built for speed, condition, and tough situations — heavy repairs, tight timelines, difficult circumstances. EZ Sale is often the better fit when the house doesn't need major repairs and you want a higher number. Either way, you compare written numbers and you pick what works best for you.
Which closing costs do you pay?
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 promise does not pay the seller's mortgage, liens, back taxes, or share of current property taxes.
How are Virginia deed taxes shown in the closing figures?
Virginia grantor tax is calculated at 50 cents for each $500 of the greater of the sale price or value, about 0.1%. State and local recordation taxes are separate; applicable amounts and exemptions depend on the transaction, and the settlement agent confirms the figures.
What happens to the settlement sheet before closing?
We always review the settlement sheet with the seller and walk through how the money breaks down so there is no confusion. We try to do that the day before closing so settlement is smooth; the title company confirms the final numbers.
Talk through the house
Call 888-274-5006 or use the form above with the Blacksburg address and what you know about the house. Questions before every detail is settled are welcome.