Charlottesville, Virginia · How the sale works
How Selling Your Charlottesville House to Us Works
USA Home Buyers buys houses as-is for cash in the City of Charlottesville, Virginia. Start with the address and what you know; you can talk with us before every property question is settled.
Call 888-274-5006 to talk through the house, or start with the form.
Tell us about the houseWe'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. Unknown details can be sorted out in the conversation.
1. Tell us about the house
Start with what you know
The address, condition, who lives there, access, and timing give us a place to start. If an estate, payoff, lien, tax account, tenant, code notice, or deadline is involved, tell us what you know so far. You do not need every answer before the first conversation.
2. The sale, step by step
From the property conversation to settlement
Talk through the house as it is
We talk about the Charlottesville address, 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 give written cash offers in 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, authority, and payoffs
The title company reviews the deed, who can sign, mortgage payoffs, liens, tax items, and the documents needed for closing. A payoff is the amount needed to satisfy a mortgage or other obligation; a lien is a claim for money against the property. You can start the conversation before these details are settled.
Review the settlement sheet and close
The settlement sheet shows how the sale money breaks down. 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.
What settlement means for you
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 Charlottesville calculator →
Questions about the two options? Call 888-274-5006.
4. Useful local details
Charlottesville city records and courts
Charlottesville is an independent city, not governed by Albemarle County. For a house inside the city, use the City's records and court directory; its Circuit Court Clerk is the local starting point for deed-recording questions. Albemarle County courts are listed separately. The title company checks which records and signing documents apply to the sale.
5. Closing numbers
Read the settlement figures and tax lines
Virginia charges grantor tax when a deed is recorded. State recordation taxes are separate, and local recordation taxes may apply where adopted. The regional WMATA capital fee, congestion relief fee, and transportation improvement fee apply only in their designated regions, not Charlottesville. The title company confirms the amounts for the sale.
When you sell to us, we pay the closing costs.
This does not pay your mortgage balance, liens, back taxes, or your share of current property taxes. These are separate settlement figures; the title company confirms how they apply to the property and transaction.
- Virginia Code §58.1-802: grantor tax ↗
- Virginia Code §58.1-801: state recordation tax ↗
- Virginia Code §58.1-814: local recordation tax ↗
- Virginia Code §58.1-802.3: regional WMATA capital fee ↗
- Virginia Code §58.1-802.4: regional congestion relief fee ↗
- Virginia Code §58.1-802.5: regional transportation improvement fee ↗
6. 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
7. Questions and contact
Charlottesville selling-process questions
Questions about selling to us
Can I start before every property question is settled?
Yes. Call 888-274-5006 or use the form with the Charlottesville address and what you know about the house. You can tell us which details about condition, occupancy, access, or timing are still unknown.
Do I need to repair or clean out the house first?
We buy houses as-is, in any condition — no repairs, no cleaning, no cleanout required to sell to us.
What does the title company check before closing?
The title company reviews the deed, ownership, who can sign, mortgage payoffs, liens, tax items, and the documents needed for closing. The right records depend on the property and sale.
Is Charlottesville part of Albemarle County?
No. The City of Charlottesville is an independent city, not governed by Albemarle County. The City lists its courts separately from Albemarle County courts.
Which Virginia closing costs do you pay?
When you sell to us, we pay the closing costs. This does not pay your mortgage balance, liens, back taxes, or your share of current property taxes.
What will I see on the settlement sheet?
It lays out the sale money, payoffs, taxes, costs, and amount scheduled for disbursement. 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.
More help for your situation
Compare what you might keep after costs with the Charlottesville home-sale net-proceeds calculator. You can call 888-274-5006 or use the form at the top of this page.