Thank you for your interest in our properties!

Please read the below terms carefully as we adhere to the enumerated process closely. Most of our properties receive multiple offers so please bring your strongest offer. Best of luck!

Open House

Each property is marketed to the general public; however, you cannot submit an offer until after the open house has taken place. This generally takes place on Saturday with the highest offer being notified no later than Monday at noon. See specific property email for further details.

Visiting a Property

Some of our properties are occupied; therefore, nobody should approach the property until the day of the open house or scheduled showings.

Submitting an Offer

You must download the contract found on this page and use it, even if you are represented by an agent. The successful buyer must sign all documents and contracts immediately after the acceptance of the final bid.


The seller will not accept an offer with any contingency.

Multiple Offers

If more than one offer is received on a property we will inform you via a “Multiple Offers Notification” Form.


Most of our properties are sold without an agent. If you chose to have an agent give you representation that is your prerogative. We will pay each licensed agent 2.5% in sales commission. Note: we accept the offer that nets us the highest amount.


If you are getting a hard money loan or institutional financing you must submit a valid pre-approval letter (not just pre-qualified letter) from an accredited lender. Financing is available for all investors. For terms, please email Billy Barber at: [email protected]


Most closings take place within 15 days of ratification; however, exceptions are granted on a case by case basis. Also, all closings must take place at the Buck Law Firm. Point of contact at the Buck Law Firm is Pam Beatty [email protected]. (540) 785-2122.


All offers require a 10% Earnest Money Deposit (EMD) in the amount of the ratification price. This is non-refundable and due within 24 hours of ratification. ALL EMD’s must be in the form of certified funds or checks made out to Virginia Home Buyers LLC. This EMD goes immediately to Virginia Home Buyers regardless of whether the buyer performs on the contract.


All properties are sold “as-is.” Any personal property such as refrigerators, washer/dryers, etc. on the premises at the time of closing will convey to the purchaser. Inspections are for informational purposes only.


All properties are sold “As Is, With All Faults.” Descriptions are provided as a service to customers only and do not constitute a warranty, either expressed or implied. For residences built prior to 1978, buyer waives the right to a 10 calendar-day opportunity to conduct a risk assessment or inspection for the presence of Lead-Base Paint and/or Lead-Based Paint Hazards. Square footage dimensions and acreage are approximate and should be independently verified prior to bidding. Note: sometimes these properties are sold with the seller being the contractual owner.

Closing Costs

The buyer shall pay all title searches, title insurance charges, survey expense, usual conveyance expenses, and recordation taxes, including the Grantor’s tax. Real estate taxes, water and sewer charges, if any, will be prorated as of the date of closing.