Roanoke, VA · How it works
How Selling Your Roanoke House to Us Works
USA Home Buyers buys houses as-is in Roanoke, VA (Roanoke city). Start with the address and what you know; you do not have to settle every property question before talking with us.
Call 888-274-5006 to talk through the house, or use the form to start with its address.
See the stepsWe give written cash offers in 24 hours.
Start with the address and what you know. Details can be sorted out in the conversation.
We'll give you a written cash offer within 24 hours.
1. Tell us about the house
Start with the facts you have
The address, condition, occupancy, access, and timing give us a place to start. If an estate, tenant, payoff, lien, tax account, or notice is involved, mention it; the first conversation can happen while some details are still being confirmed.
2. The sale, step by step
From the property conversation to settlement
Tell us what is going on with the house
Start with the address, condition, occupancy, access, and timing you know. You can begin the conversation before every property question or document is settled. Mention an estate, tenant, payoff, lien, tax account, code notice, or deadline if it is part of the situation.
Talk through the property as it is
We discuss the house, its condition, access, occupancy, and the sale choices. 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
Written offer and written terms before you commit; title-company closing. The written terms let you review the price, responsibilities, timing, possession, costs, and any property-specific conditions before deciding whether to proceed.
Work through title, authority, and payoffs
The title company checks the deed, ownership, who can sign, mortgage payoffs, liens, taxes, and the documents needed for settlement. Payoff balances, liens, back taxes, and your share of current property taxes are separate from the closing costs we pay.
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 Roanoke, VA calculator →
Questions about the two options? Call 888-274-5006.
4. Useful local details
This process is for Roanoke city
This page covers Roanoke, VA (Roanoke city). For city information, start with the City of Roanoke official website ↗. The property deed, ownership, authority to sign, and title requirements still need to be checked for the specific house; a title company works through those closing details.
If an estate, lien, tenant, code notice, or sale deadline affects the house, the right office or professional depends on the actual notice and property records. Keep those documents available while the title company checks the sale requirements.
5. Closing numbers
Read the settlement figures and tax lines
Virginia deed transfers can include state and local recordation taxes and grantor tax. The WMATA capital and congestion relief fees apply in listed Northern Virginia localities, while the regional transportation improvement fee applies in listed Hampton Roads localities; those named regional fees do not apply to Roanoke city. Exemptions and transaction details can change the figures, and the title company confirms the amounts.
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.
That closing-cost promise does not include your mortgage balance, liens, back taxes, or your share of current property taxes. Those are separate settlement figures; the title company confirms how they apply to this sale.
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.
7. Questions and contact
Roanoke selling-process questions
Can I start before every property question is settled?
Yes. Start with the address and what you know about the house, its condition, who lives there, access, and timing. Estate, payoff, lien, tax, or title questions can be discussed as the details are gathered.
What does the title company review before settlement?
The title company checks ownership, who can sign, mortgage payoffs, liens, taxes, and the documents needed for settlement. 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.
Which Virginia 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 does not include your mortgage, liens, back taxes, or your share of current property taxes.
More help for your situation
Compare what you might keep after costs with the Roanoke home-sale net-proceeds calculator. For the broader local overview, visit the Roanoke home-selling page.
Call 888-274-5006 or use the form above to start with the property address. You can begin before every property question is settled.