How fast can you close on my house?

We can close in as little as 7-21 days depending on funding and title work. You choose the closing date that works best for your timeline.

Do I need to make repairs before selling?

No. We buy houses in any condition - as-is. No repairs, no cleaning, no staging required. We handle everything after closing.

Are there any fees or commissions?

No. There are no realtor fees, no commissions, and we cover all closing costs. The offer we make is the amount you receive.

What types of properties do you buy?

We buy single family homes, townhouses, rowhouses, condos, multifamily properties, duplexes, triplexes, land, and infill lots in DC, Maryland, Virginia, and Florida.

Do you buy houses in foreclosure?

Yes. We specialize in helping homeowners avoid foreclosure with a fast cash sale. We can close quickly to help you protect your credit and walk away with cash.

Can you buy my house if it has problem tenants?

Yes. We buy tenant-occupied properties including those with problem tenants. We handle the tenant situation after closing so you can move on stress-free.

Do you buy inherited or probate properties?

Yes. We specialize in buying inherited and probate properties. We understand the process and can work with your attorney or handle properties still in probate.

What if my house has code violations or liens?

We buy houses with code violations, liens, title issues, and other problems that make traditional sales difficult. We handle the resolution as part of the purchase.

Probate Resources for Loudoun County

If you are handling an estate in Leesburg, Ashburn, Sterling, or Purcellville, your probate proceedings will take place at the Loudoun County Courthouse in historic Leesburg. Navigating the Virginia probate system in one of the nation’s fastest-growing counties requires specific knowledge of the Circuit Court’s requirements and the Commissioner of Accounts’ deadlines.

This resource center provides the essential 2025 contacts and local filing guidelines you need to manage the property and settle the estate in Loudoun County.

Loudoun County Probate Court Information

In Virginia, the Clerk of the Circuit Court handles the probate of Wills and the qualification of personal representatives.

Office Name: Loudoun County Circuit Court Clerk’s Office
Clerk of Court: Hon. Gary M. Clemens
Physical Address: Loudoun County Courthouse 18 East Market Street, Leesburg, VA 20176
Phone: (703) 777-0270
Hours of Operation: Monday – Friday, 8:00 am – 4:00 pm

Parking Tip: Public parking is available in the Pennington Lot and the Pennington Garage located off Church Street, just a short walk from the courthouse.

Virginia Probate: Loudoun County Rules

Virginia probate law uses a tax-based threshold for most estates.

Probate Tax: In Virginia, an estate tax of $1.33 per $1,000 of value is imposed on estates exceeding $15,000.
Small Estate ($50,000): If the total value of personal assets (not including the house) is $50,000 or less, you may be able to use a Small Estate Affidavit to avoid formal probate for those specific assets.
The Qualification Appointment: You must schedule an appointment with the Probate Division to “qualify” as the executor. During this meeting, you will be required to give a “bond,” which acts as insurance for the estate.

Local Loudoun Resources & Quick Links

Official Website: Loudoun County Probate Division
Commissioner of Accounts: Loudoun Commissioner of Accounts (Responsible for reviewing your estate inventories and accountings).
Property Records: Loudoun County Real Estate Tax Assessments (Essential for checking current property tax status and assessed value).

Selling a Probate Property in Loudoun County?

Real estate values in Loudoun County, especially in areas like Ashburn and Leesburg, are significant assets for any estate. Once you are granted the “Power of Sale” by the Will or a court order, you can move forward with liquidating the property.

We Buy As-Is: Whether it’s a historic property in Leesburg or a modern home in Sterling that needs updates, we buy in any condition.
Immediate Cash Relief: Selling to a cash company can provide the liquidity needed to pay off estate taxes, funeral costs, and legal fees without waiting for a traditional 60-day closing.
No Clean-Out Required: We handle the disposal of unwanted furniture and personal items so you don’t have to spend your weekends at the property.

Need a Hand with the Logistics?

Probate can be expensive, confusing, and emotionally draining. If you are struggling to find a reputable local attorney, need help covering upfront estate costs (like attorney retainers, property taxes, or professional clean-out expenses) before the house is sold, or simply need a roadmap of what to do next—we are here to support you.

We have built a network of trusted probate professionals across Loudoun County. We can connect you with experts who understand your specific local court’s requirements and, in many cases, we can help provide financial solutions to move the estate forward and protect your inheritance.

Disclaimer: Consistent Homebuyers is a real estate investment firm, not a law firm or financial institution. We do not provide legal or tax advice. We recommend all clients consult with their own legal counsel regarding estate matters.

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