Sell Your Northern Virginia House for Cash. As-Is. On Your Timeline.
One walkthrough, a written offer within 24 hours, and a closing in as little as 7 days or on your date.
- No repairs
- No showings
- No commission
- I pay closing costs
Get your cash offer
Takes about a minute. I text back within 15 minutes, 8 a.m. to 8 p.m.
Or text Nikki: 910-382-0029
How it works
Three steps, no pressure and no obligation. You decide on the offer and the closing date.
Tell me about the house
Use the form, call 703-596-5065 or text 910-382-0029. Address and phone are enough to start. I text back within 15 minutes, 8 a.m. to 8 p.m.
One walkthrough, written offer in 24 hours
One visit, in person or by video. Nothing needs to be cleaned or fixed first. Your written cash offer arrives within 24 hours, with the nearby sales I used.
Close in 7 days or on your date
Settle at a licensed title company or settlement attorney in as little as 7 days, or on the date you choose. Proceeds are wired to you at closing.
What you skip
Selling the usual way takes work and money before you see a dollar. When I buy, these are off your list.
No repairs
Roof leaks, old HVAC, water damage, a kitchen from 1975. I buy the house as it stands today and never send you a repair list.
No showings
One walkthrough, in person or by video. No open houses, no lockbox traffic, no keeping the house spotless for strangers.
No cleanout
Take the things you want and leave the rest: furniture, the garage, the attic. I handle the cleanout after closing.
No commission
You pay no commission when you sell to me. The settlement statement shows every line before you sign.
No inspection contingency
I see the house once and make a written offer. It is not renegotiated over items a home inspector would find.
No closing costs
I pay your closing costs. Your mortgage and any liens are paid off from the sale proceeds at settlement.
Situations I buy in
There is usually a reason a house needs to sell quickly and simply. These are the ones I see most.
Inherited a house
Probate, several heirs, a lifetime of belongings. I buy as-is and time closing to the estate.
Read the inherited-house guide →As-is or needs repairs
Foundation cracks, a failing roof, mold, fire or water damage. Repairs are my problem, not yours.
How as-is works →Tired landlord
Tenants in place, a lease running, or a rental that needs turning over. I buy with leases as they are.
Selling with tenants →Relocation or military PCS
Orders for Belvoir, Quantico or a job across the country. Close before you leave or sign remotely after.
Selling from a distance →Divorce or separation
One neutral written offer both owners see, and a closing date that fits the settlement.
Selling during a divorce →Behind on payments
If a trustee sale is coming, a sale that closes first pays off the loan. No fees, ever, and I will point you to free counseling too.
If you are behind →
You deal with me, start to finish
I am Nikki Lagouros, the #1 selling realtor in Northern Virginia by units sold since 2020, with 345+ client reviews on Google and Zillow. When I buy your house, I buy it directly with my own cash, as-is, and I put every number in writing.
I am a licensed Virginia realtor with Berkshire Hathaway HomeServices PenFed Realty. I live in Reston, I see what every kind of house in this region sells for each week, and I can explain every number in my offer.
What my clients say
Verified reviews from my realtor clients on Google and Zillow. 345+ and counting.
“I had to quickly get from TX to VA to take care of family matters and part of that was unexpectedly selling a family home. … She, Laura, and George took care of everything in a timely manner, keeping me updated on relevant changes.”
Google review, April 2026
“Nikki’s response time was exceptional. Initially, she was the only realtor that personally answered the phone; all others went to voicemail.”
Zillow review, June 2026
“She is patient, listened to my concerns, and gave me clear advice on how to proceed. She answered my text messages quickly…day or night.”
Google review, repeat client, October 2025
Where I buy
Fairfax, Loudoun, Prince William and Arlington counties, plus the cities of Alexandria, Fairfax, Falls Church, Manassas and Manassas Park, Virginia.
County pages: Fairfax County · Loudoun County · Prince William County
More areas we buy in: Annandale, Bailey’s Crossroads, Centreville, Dale City, Franconia, Groveton, Hybla Valley, Lake Ridge, Lorton, Mount Vernon, Springfield, Triangle
Everything to know before you sell for cash
Plain answers on timing, money, paperwork and Virginia rules, so you can decide with the full picture.
How a cash sale works, step by step
A cash sale to me has six stages: inquiry, walkthrough, written offer, contract, title search and closing. Here is what happens at each one and when.
| When | Stage | What happens |
|---|---|---|
| Day 1 | Inquiry | You send the form, call or text. I text back within 15 minutes, 8 a.m. to 8 p.m., and we set a time for the walkthrough. |
| Day 1 to 3 | Walkthrough | One visit of about 30 minutes, in person or by video. Nothing needs to be cleaned or fixed first. |
| Within 24 hours of the walkthrough | Written offer | You get a written cash offer with the comparable sales I used. No pressure and no obligation. |
| When you accept | Contract | We sign a purchase contract with your closing date. Your own realtor or attorney can review it first. |
| Starts the day the contract is signed | Title search | The settlement agent searches land records for mortgages, liens, judgments and unpaid taxes, orders payoff figures and, if there is an HOA or condo association, its resale packet. |
| As little as 7 days, or the date you choose | Closing | You sign the closing documents, loans and liens are paid from the proceeds, and the rest is wired to you. |
Who the title company is
Settlement is handled by a licensed Virginia settlement agent: a title company or a settlement attorney, never by me personally. Virginia requires settlement agents to be registered with the State Corporation Commission’s Bureau of Insurance, or with the Virginia State Bar for attorneys, and the buyer designates the settlement agent. Ask me which company is handling your file, and you can check its registration yourself.
Sources: Va. Code § 55.1-1000 et seq.; SCC Bureau of Insurance, Administrative Letter 2022-01.
What you sign at closing
- The deed transferring the house to me, prepared by the settlement agent.
- The settlement statement listing the price, every payoff and every cost, line by line.
- Title affidavits confirming facts such as who lives in the house and whether you know of other liens.
- Tax reporting information the settlement agent uses to report the sale to the IRS on Form 1099-S.
- Payoff authorizations so the settlement agent can pay your mortgage and any liens directly.
Source: IRS, About Form 1099-S.
Cash offer vs. listing: what you net
Both paths can be right. Listing an updated home on the open market usually brings a higher price; a cash sale trades some price for speed, certainty and no work. This comparison is meant to help you weigh the two honestly.
| Selling to me for cash | Listing on the open market | |
|---|---|---|
| Price | Typically below what a fully updated home could sell for | Set by market demand; usually higher for an updated home |
| Commission | None | Negotiated in the listing agreement; not set by law |
| Repairs and prep | None; sold as-is | Your choice before listing; buyers often ask for repairs or credits after an inspection |
| Showings | One walkthrough | Showings and open houses until a contract is signed |
| Contingencies | No inspection contingency; no loan or appraisal contingency | Financed buyers may include inspection, appraisal and loan contingencies |
| Closing costs | I pay your closing costs | Seller pays its share as the contract sets |
| Timeline | As little as 7 days, or the date you choose | Time on market plus the buyer’s loan and closing process |
| Certainty | No financing to fall through | Deals can fall apart over financing, appraisal or inspection |
Source on commissions: National Association of Realtors, The Truth About the NAR Settlement Agreement.
What you can leave behind
Take what matters to you and leave everything else. Furniture, clothes, the garage, the attic, the shed and whatever is in the basement can all stay, and I handle and pay for the cleanout after closing. You do not need to sweep, paint or haul anything to the dump.
The purchase contract lists what stays with the house, such as appliances and fixtures. At closing you hand over keys, garage remotes and any HOA passes or mailbox keys. Cancel or transfer your utilities as of the closing date.
Documents to have ready
You can start with just an address and a phone number. These help me make a faster, firmer offer and keep closing on schedule; if something is missing, the settlement agent can usually look it up.
- Deed or owner information: the names of everyone on title.
- Mortgage statement: the lender name and loan number for each mortgage or home equity line, so payoffs can be ordered.
- HOA or condo association details: the association name and management contact.
- Photo ID for each person who will sign.
- Leases and security deposit amounts, if the house is rented.
- If the house was inherited: the death certificate, the will if there is one, and the executor’s or administrator’s certificate of qualification from the circuit court.
Guidance for your situation
Short answers for the situations I see most. Each one ends the same way: a written offer you can take your time with.
Inherited house or probate in Virginia
In Virginia, title to a house generally passes to the heirs or the people named in the will at death, and an executor or administrator can sell it only with a power of sale from the will or the court. A sale by heirs within one year of the death is subject to the rights of the estate’s creditors, so the title company checks this before closing. I time settlement around the estate’s steps and work with your estate attorney. My inherited-house guide covers the details.
Sources: Fairfax County Commissioner of Accounts; Va. Code § 64.2-534.
Liens and back taxes
Unpaid real estate taxes are a lien on the property that ranks ahead of other liens until they are paid. At settlement, the title company pays delinquent taxes, judgments and mortgage payoffs from the proceeds. If the payoffs are more than the price, your lender and the title company have to agree on how to close the gap, and I walk you through the options before you commit.
Source: Va. Code § 58.1-3340.
Tenant-occupied or tired landlord
I buy with tenants and leases in place, there are no showings, and the walkthrough respects the tenant’s notice rights. Under Virginia law, whoever owns the property when a tenancy ends must return any security deposit owed to the tenant, so deposits are credited to me at settlement.
Source: Va. Code § 55.1-1226(E).
Needs repairs or has code violations
I buy as-is: foundation cracks, a failing roof, mold, fire or water damage, hoarding situations and houses that have sat vacant for years. If the county has sent a code violation notice, tell me early. Open violations are written into the contract so nothing surprises either of us at settlement.
Divorce or separation
Both owners see one neutral written offer, the closing date can fit your settlement agreement, and proceeds are split the way your agreement says. Everyone on the deed signs at closing, and each of you can have your own attorney review the contract.
Relocation or military PCS
Orders for Belvoir, Quantico or a job across the country. Close before you leave, or after you go. The walkthrough can be done by video with a neighbor, a relative or a lockbox, and you can ask the settlement company about signing by mail or remotely.
Behind on payments
If a trustee sale is coming, a sale that closes first pays off the loan. No fees, ever, and I will point you to free counseling too.
Find a counselor: CFPB housing counselor search.
How to spot a legitimate cash buyer
A real cash buyer will show you their money, close through a registered settlement agent, put everything in writing and never charge you a fee. Use this checklist with anyone, including me.
- Ask for proof of funds.Before you sign, ask for a recent bank or lender statement showing the cash. I provide proof of funds on request.
- Close only through a registered settlement agent.Settlement should happen at a Virginia title company or settlement attorney, who holds and pays out the money. Sources: Va. Code § 55.1-1000 et seq..
- Never pay an upfront fee.Federal rules bar foreclosure-rescue companies from collecting fees before you have a written offer from your lender, and a real buyer never charges a seller to buy the house. Source: FTC, Mortgage Assistance Relief Services Rule.
- Ask who will actually close.Some buyers write “and/or assigns” into the contract so they can sell it to another investor before closing. Ask whose name will be on the deed and whose money is used. I buy directly, with my own cash.
- Check the license.Look up any real estate licensee on the state’s official lookup. Source: DPOR License Lookup.
- Get it in writing and have it reviewed.A written offer, a written contract and time to have your own attorney or realtor look at both.
Virginia transfer taxes: who pays what
Three taxes and fees apply when a deed is recorded in Northern Virginia. By law the seller owes the grantor tax and the regional congestion relief fee unless the contract shifts them; the recordation tax is charged when the deed is recorded, and the contract says who pays it. When you sell to me, I pay your closing costs, and every one of these lines appears on the settlement statement before you sign.
| Charge | Rate | Who the law charges | Example on a $500,000 sale |
|---|---|---|---|
| State grantor tax | $0.50 per $500 of the price or value, whichever is greater | Seller, unless the parties agree otherwise | $500 |
| Regional congestion relief fee (Northern Virginia) | $0.10 per $100 of price | Seller, unless the parties agree otherwise | $500 |
| State recordation tax on the deed | $0.25 per $100 of the price or assessed value, whichever is greater | Set by the contract | $1,250 |
| Local recordation tax | Up to one-third of the state recordation tax | Set by the contract | Up to about $417 |
Sources: Va. Code § 58.1-802; Va. Code § 58.1-802.4; Northern Virginia Transportation Authority; Va. Code § 58.1-801; Va. Code § 58.1-3800. Rates as published in the Code of Virginia in October 2026.
Questions sellers ask
Straight answers to the questions I hear most. Ask me anything else by text at 910-382-0029.
How fast can you close?
I can close in as little as 7 days when title is clear, or on any later date you choose. Estates, liens and HOA resale packets can add time, and you will know about any delay before you sign anything.
Will you lowball me?
My offer is based on recent nearby sales and your home's condition. I walk through the comparable sales with you so you can see where the number comes from, and there is no obligation to accept.
Do I need to clean or fix anything?
You sign the contract and the closing documents, and you take whatever belongings you want. That is it. You do not repair, clean, paint, stage, hold showings or haul anything to the dump. If you are out of town, the walkthrough can be done by video and most closings can be signed remotely.
What if the house has foundation or roof problems?
I still buy it. Foundation cracks, a failing roof, water damage and old systems are priced into the written offer after the walkthrough, and there is no inspection contingency, so the price is not renegotiated over items a home inspector would find.
Can I stay in the house for a while after closing?
Often, yes. If you need a few extra days to move, we can write a short occupancy agreement into the contract so the timing works for you. Ask about it on the first call.
What if there is a lien, or I owe more than the house is worth?
Tell me early. Liens, judgments and unpaid taxes are paid from the proceeds at settlement. If the payoffs are higher than the price, the title company and your lender have to agree on how to close the gap, and I will walk you through the options before you commit.
Is this legitimate, and are you licensed?
Yes. I am a licensed realtor with Berkshire Hathaway HomeServices PenFed Realty, I close through licensed settlement companies, and I never charge sellers a fee. Ask any cash buyer for proof of funds, a licensed title company or attorney for settlement, and a written contract you can have reviewed. Never pay an upfront fee. You can verify my license on the Virginia DPOR License Lookup.
Who pays closing costs?
I do. You pay no commission and no closing costs. What comes out of the proceeds is what you already owe on the house: your mortgage payoff, any liens, and prorated property taxes or HOA dues. The settlement statement lists every line before you sign.
Can I back out?
Yes, until you sign a purchase contract you can walk away at any time, and my written offer carries no obligation. Once a contract is signed, your rights are set by its terms, so I recommend having your own realtor or attorney review it first. If my offer ever changes because something material and undisclosed turns up, I explain it in writing and you are free to walk away.
Do you buy condos and townhomes?
Yes. I buy single-family homes, townhouses and condos in Fairfax, Loudoun, Prince William and Arlington counties, plus the cities of Alexandria, Fairfax, Falls Church, Manassas and Manassas Park. Any age and any condition, including fire or water damage, hoarding situations, code violations and houses that have sat vacant for years.
What areas do you buy in?
Fairfax, Loudoun, Prince William and Arlington counties, plus the cities of Alexandria, Fairfax, Falls Church, Manassas and Manassas Park, Virginia. My area pages cover the 18 towns I buy in most often, from Aldie, Alexandria and Arlington to Reston, Vienna and Woodbridge.
Will the offer change after I accept?
Not unless something material and undisclosed turns up, such as an unknown lien, a title problem or hidden structural damage. My offer is made after I have seen the house, so the things you would expect a buyer to find are already priced in. If anything changes, I explain it in writing with the reason, and you are free to walk away.
Do you buy houses with tenants in them?
Yes. I buy with tenants and leases in place, and security deposits are credited to me at settlement. There are no showings to disrupt anyone, and I coordinate the walkthrough with the tenant's notice rights.
Can you buy a house that is still in probate?
Usually, once someone has authority to sign the deed, which is typically a qualified executor or administrator. I schedule settlement around the court's steps and work with your estate attorney and the title company. My inherited-house guide covers Virginia's rules in detail.
I am behind on my mortgage. Can you still help?
Often. If a trustee sale is scheduled, a sale that closes before that date pays off the loan from the proceeds. I never charge a fee, I do not offer lease-back or buy-back arrangements, and I recommend you also call a free HUD-approved housing counselor.
Ready for a no-obligation cash offer?
Tell me about the house in a minute. You will have a written offer within 24 hours of one walkthrough, and you can take your time deciding.
Nikki Lagouros is a licensed Virginia realtor with Berkshire Hathaway HomeServices PenFed Realty buying for her own account, not representing the seller.
Berkshire Hathaway HomeServices PenFed Realty, Reston office, 1886 Metro Center Dr., Ste. 200, Reston, VA 20190, 703-716-2900.
Nikki provides written disclosure of her license status and ownership interest at the first substantive discussion of a property and in the purchase contract (Va. Code 54.1-2138.2). Sellers are encouraged to have their own real estate agent or attorney review any offer, at their own cost. A cash offer is typically below what a fully updated home could sell for; you are never obligated to accept. Offers are subject to a walkthrough and clear title. Service area: Fairfax, Loudoun, Prince William and Arlington counties and the cities of Alexandria, Fairfax, Falls Church, Manassas and Manassas Park, Virginia. Text messages are sent only to people who contact us or opt in; message and data rates may apply; reply STOP to opt out. Information on this page is general and is not legal or tax advice. Equal Housing Opportunity.