Real answers. No fine print.

Four simple steps. One: you share the address and rough condition. Two: within 24 hours, we send you a written cash offer — no obligation. Three: if the offer works for you, we do a 20-30 minute walkthrough (no formal inspection). Four: you pick the closing date. Title company handles the paperwork. You get paid.

Most of our closings happen in 7-21 days from contract signing. We've closed in as few as 7 days when sellers needed cash fast (foreclosure, medical, relocation). If you need more time — say 60+ days — we can stretch the closing date to match your schedule.

No. We buy as-is — truly as-is. No painting, no patching, no cleaning, no junk removal. Whatever shape the house is in, that's how we take it. You can even leave belongings behind if you want.

A short, friendly visit — 20-30 minutes. One of our team comes by to look at major systems (roof, HVAC, plumbing, foundation) and confirm what we already discussed. It's not an inspection in the traditional sense. There are no contingencies and we don't use it to renegotiate. The offer you signed is the offer that closes.

Yes — you pick. We've closed in as little as 7 days and waited as long as 90 days when sellers needed to coordinate buying their next place, finish school for the kids, or wait for probate to clear. Tell us your ideal timeline and we'll work with it.

Our offers are built from three components: (1) recent comparable sales in your neighborhood, (2) estimated repair costs to bring the home to market condition, and (3) our holding and resale expenses. We back into a number that lets us resell or rent profitably while still giving you a fair cash price.

Most offers land between 75% and 90% of fully-restored market value, depending on the scope of repairs needed. You'll see the breakdown in writing — no mystery math.

Zero from your side. No commissions, no closing costs, no inspection or appraisal fees. The offer is the offer — nothing comes out of your pocket at closing. We cover the title company's fees and any standard transfer costs.

Sometimes — but often the gap is smaller than people expect. A typical agent sale: 6% commission, 1-3% closing costs, 1-2% concessions, plus 2-4 months of mortgage payments, utilities, and insurance while the home sits. Often the net is within 5-10% of a cash offer.

Our offer makes sense for sellers who value speed, certainty, and as-is convenience over the highest possible top-line price. If max price is your only priority and the home is in good shape, listing usually wins.

Our first offer is our real number — we don't pad it expecting to negotiate down. That said, if something changes after the walkthrough (the condition is better than described, etc.), we'll happily revisit. If you have a different offer in hand from another buyer, we'll do our best to compete on terms.

Within 24 hours of you sharing the address and rough condition. Often faster — sometimes same day. The offer comes to you in writing via email, with a full breakdown.

Single-family homes, condos, townhomes, multi-family (duplexes, triplexes, small apartment buildings), mobile homes on owned land, and vacant land/lots. We focus on residential but we'll consider commercial in our market area too.

Yes. Damaged properties are actually our specialty. We've bought homes with fire damage, flood damage, mold, foundation issues, roof collapse, hoarder situations — you name it. The worse the condition, the more value a direct sale provides versus trying to list it.

Perfect candidate. Long-vacant properties usually have cumulative issues — plumbing, HVAC, vandalism — that scare off retail buyers. We expect it, factor it in, and close on the property as it sits.

No. Leave it however you'd like. Take whatever you want to keep and walk away from the rest. We'll handle cleanout after closing. Some sellers leave behind appliances, furniture, even half-packed boxes — totally fine.

Yes — this is one of the most common situations we work with. Even with a sale date already scheduled, there's often time to act. We've closed before auction dates before. The earlier you reach out, the more options you have. Call us at (804) 799-0000 — we'll review your specific situation and tell you honestly what's possible.

Yes. Probate is one of our most common transaction types. We've handled situations with single heirs and multiple heirs, opened and unopened probate, in-state and out-of-state executors. The probate process runs in parallel with the sale, so you don't lose months waiting.

Absolutely. We buy with tenants in place all the time — lease holders, month-to-month, even tenants who've stopped paying. You don't need to evict before selling. We take on whatever needs to happen after closing.

If you're underwater, sometimes a short sale is the path — where the lender accepts less than is owed in exchange for closing the loan out. We've worked with sellers in this spot. It takes a little more coordination but it's doable. Worth a real conversation so we can look at the numbers.

Not at all. We do remote closings regularly. You sign documents through a mobile notary wherever you live. Title company wires the funds same day. You never have to fly in.

Standard. The title company runs a full title search, identifies anything outstanding, and pays it off at closing out of the sale proceeds. Tax liens, mechanic's liens, judgments — all handled at the closing table. You don't need to clear anything beforehand.

We're based in Richmond, Virginia and operate as a direct cash buyer — part of an investor group here in Virginia that buys properties cash and as-is. We close around 15-20 properties a month with reputable title companies across the state. If it helps, we're happy to share the title companies we close with so you can call them directly — they'll vouch for how we operate.

The most direct way: ask for references from the title companies we work with. We routinely close with Jenny L. Colón, P.C., Coleman & Coleman, PLC, Panorama Title & Escrow, and Unity Title & Escrow. Call any of them and ask if they've handled closings for Skyline Home Offer. We'll provide phone numbers on request.

Our home market is Virginia, with strong activity in Richmond, Chesterfield, Henrico, Hanover, and the Hampton Roads area. We also actively buy in North Carolina, Maryland, Georgia, and Texas. For other states, we have trusted partner buyers we can connect you with.

None. The offer is free and there's no pressure to accept. Take a day, a week, a month. Compare it to other offers, talk it over with family, sit with it. We don't follow up aggressively or play hardball. If it's not the right fit, no harm done.

Easiest paths: call us at (804) 799-0000, email info@skylinehomeoffer.com, or open the chat in the bottom-right corner of this site. We typically reply within an hour during business hours, and within 24 hours after.