I buy Loudoun County houses for cash, as-is

At the Loudoun County Circuit Court Clerk’s Probate Division, 18 E. Market Street, Leesburg. Visits are by appointment, in person or by Microsoft Teams; call 703-777-0442. Mail goes to P.O. Box 550, Leesburg, VA 20178. Probate records from July 1995 forward are viewable on the clerk’s public computers.

Incorporated towns such as Leesburg and Purcellville bill their own real estate tax on top of Loudoun’s $0.805 per $100. Both are prorated at settlement, so they come out of the proceeds, not out of your pocket, and I handle the payoff letters.

Yes. Large master-planned associations have resale packets, architectural approvals and sometimes open violations. The seller pays the resale fees under Virginia law, and I take open violations into account in my offer so you do not have to cure them.

Not for me. Buyers with loans often need well yield, water quality and septic certifications. I buy as-is, so a failing drain field or a low-yield well is priced in rather than repaired before you can sell.

Some buyers in eastern Loudoun worry about data centers, substations and power lines. They are part of what I consider in pricing, and because there are no showings or listing photos, you do not have to market around them.

Yes. Sterling’s 1960s and 1970s ramblers and splits often have original windows, panels and plumbing. That is a normal part of what I buy, and none of it has to be fixed first.

Yes. Exterior changes in the historic district go through the town’s review process, which can make repairs slow and costly. I buy the house as it stands and take on that process myself.

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.

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.

No commission and no closing costs; I pay those. 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.

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.

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.

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.

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. I am a licensed realtor with Berkshire Hathaway HomeServices PenFed Realty, I close through licensed settlement companies, and I never charge sellers a fee.

I recommend it. Because I am the buyer, I cannot advise you on whether to accept. Your own realtor or attorney can review the contract and the numbers at your cost, and I am glad to answer their questions.