What “as-is” means here
We buy houses that need work
“As-is” means you sell the house the way it is today. No repair list, no contractor quotes, no getting it ready for showings. These are the houses we see most in Virginia Beach and around Hampton Roads:
Roof or structural problems
Leaks, sagging, foundation cracks or settling. Big-ticket repairs that have to be paid for before most buyers will close.
Water, mold or flood damage
Wet crawl spaces, old leaks, storm water. Common in Hampton Roads, and a common reason a buyer walks away after inspection.
Fire or smoke damage
From a small kitchen fire to a house that isn’t livable. See our guide to selling a fire-damaged house.
Systems at the end of their life
Old HVAC, original electrical or plumbing, a failing water heater. The things inspectors flag first.
Decades of wear
Dated kitchens and baths, worn floors, a house nobody has updated in years. Nothing wrong with it except time.
Full of belongings
A house that still needs a cleanout, including hoarding situations. Take what you want and leave the rest.
Not sure how bad it is? You don’t need an inspection or a contractor’s estimate before you call. We walk through the house and price the repairs ourselves.
Three steps
How selling a house as-is to us works
Tell us about the house
Use the form or call (757) 578-1214. Tell us where it is and what’s wrong with it. You don’t have to make it sound better than it is.
We walk through and make an offer
Sam or Jack sees the house in person and prices the repairs. You get a cash offer within 24 hours.
You choose the closing date
Close in as little as 7 days when the title is clear, or later if you need time to move.
No repairs, no cleaning, no showings, no commissions, and we can pay the closing costs.
An honest answer
Should you fix it first or sell it as-is?
If the house only needs paint, carpet and a good cleaning, and you have the time and cash, fixing it up and listing it will usually get you more money. We’ll tell you that if it’s true for your house.
Selling as-is makes more sense when the repairs are big, you don’t have the cash to pay for them up front, you’re short on time, or you just don’t want to manage contractors. Every month you spend fixing it is another month of mortgage, taxes, insurance and utilities.
Get My Cash Offer →Signs selling as-is is the better move
- The repairs would cost more than you can pay up front
- A buyer already backed out after the inspection
- The house may not pass a buyer’s lender requirements
- You live out of town and can’t oversee the work
- You need to sell on a deadline
- You’re tired of carrying an empty house
Why houses that need work are hard to sell
The buyer’s loan is often the problem
Most buyers use a mortgage, and lenders want the house to be in decent shape. FHA and VA loans in particular have minimum property standards, so a house with a bad roof, safety hazards or major systems that don’t work can be hard to sell to buyers using those loans until it’s repaired.
That matters in Virginia Beach and across Hampton Roads, where many buyers are military families using VA loans. We pay cash, so there’s no buyer’s lender, no appraisal and no loan approval to fall through.
What that means for you
- No lender-required repairs before closing
- No appraisal that comes in low
- No inspection renegotiation
- No waiting on a buyer’s loan approval
Be upfront
Do you have to disclose problems when selling as-is?
Virginia is largely a “buyer beware” state. Sellers give buyers a state disclosure form that makes no promises about the house’s condition, but some things still have to be disclosed, such as building code or zoning violations you know are pending, and you can’t misrepresent the property.
We’re home buyers, not attorneys. If you have a question about what you have to disclose, ask a Virginia real estate attorney. With us, the simplest approach works: tell us what you know about the house, and we’ll see the rest on the walkthrough. Problems we find don’t lower the offer after the fact, because they’re priced in before we make it.
Real sellers, real reviews
Sellers whose houses needed work
I worked with Jack and his team at O’Neill Home Buyers. The process of selling a house is very stressful for us as it isn’t something we have done before. Jack was able to paint a clear picture of how the process would go, we felt we got more than a fair number for the house since it needed a good amount of work and they actually stuck to the timeline they agreed too. Highly recommend them if you need help with a property.
If you are struggling with how to quickly get rid of an inherited property, Jack at O’ Neill Home Property is your guy. My father passed away and I inherited his property that was not very well maintained and needed a lot of work. I live out of state and really needed help figuring out how to handle my situation and quickly because I didn’t want to get stuck with paying property taxes, etc. Jack bought the house quickly and made the situation pleasant.
Just like they said- fast and easy process with no hassles. Just what I needed to sell a house I inherited, and I didn’t even have to clean it out. Highly recommend!
Real deal · Virginia Beach · May 2026
Out-of-state owners, tenant damage. Bought as-is.
The owners of this brick ranch on Caren Drive in Virginia Beach lived out of state. Their tenants left damage behind, and between the distance and the cost of the repairs, fixing it themselves wasn’t realistic.
We bought the house as-is and closed on the owners’ timeline. They didn’t fix a thing, and the sale was funded through our title company the next business day.
- Out-of-state owners
- Tenant damage
- Bought as-is
- Closed on their timeline
Real deal · Aragona Village, Virginia Beach · June 2025
Years of neglect and overgrowth. Closed remotely.
The seller hadn’t been to this house at 1001 Ferry Plantation Road in Aragona Village in years, and it showed: heavy overgrowth outside and years of neglect inside.
We bought it as-is for cash and closed quickly on the seller’s timeline. The seller signed remotely with a remote notary, so they never had to make the trip.
- Vacant for years
- Heavy overgrowth
- Bought as-is for cash
- Closed remotely
Real deal · Chesapeake, VA · November 2024
Needed a new roof, windows, HVAC and a full interior. Bought as-is.
This brick ranch at 837 Mount Pleasant Road in Chesapeake needed nearly everything: a new roof, new windows, a new HVAC system, and a full interior redo, from flooring and cabinets to bathrooms and paint.
We bought it as-is, so the seller didn’t have to fix any of it or put money into the house before selling.
- New roof needed
- New windows and HVAC
- Full interior redo
- Bought as-is
Compare your options
Fix and list, list as-is, or sell to us
Each one fits a different situation. Here’s how they compare.
| Fix it, then list | List it as-is | Sell to O’Neill Home Buyers | |
|---|---|---|---|
| Price | Usually the highest price, if the repairs are done well | Lower than a repaired house; the buyer prices in the work | Usually less than a repaired retail sale, because it reflects the repairs and our costs |
| Up-front cost | You pay for repairs before you’re paid | Little, but expect repair requests after inspection | None |
| Time | Weeks or months of repairs, then the listing | Depends on the market and the buyer’s loan | Offer in 24 hours, close in as little as 7 days once the title is clear |
| Showings | Open houses and showings | Open houses and showings | One walkthrough |
| Fees | Agent commission and closing costs | Agent commission and closing costs | No commissions, and we can pay the closing costs |
| Certainty | Financing, inspection or appraisal can still fall through | Higher risk the buyer’s lender won’t approve the house | Cash, so there’s no buyer loan or appraisal to wait on |
Common questions
Selling as-is questions
What does selling a house as-is mean?
You sell the house in its current condition. You don’t make repairs, and the buyer accepts the house the way it is. When you sell to us, that also means no cleaning, no staging and no showings.
Will you buy a house that needs major repairs?
Yes. Roofs, foundations, water and mold, fire damage, old systems, and houses that haven’t been updated in decades. We price the repairs into the offer so you don’t pay for them.
How do you decide what to offer?
We look at what similar houses nearby have sold for once they’re fixed up, then subtract what the repairs will cost and our costs to buy, hold and resell. We’ll walk you through the numbers.
Do I need an inspection or repair estimates first?
No. Sam or Jack walks through the house and prices the work. You’re welcome to get your own estimates if you’d like to compare.
Do I have to clean the house or remove belongings?
No. Take what you want and leave the rest. We handle it after closing.
Will the offer change after the walkthrough?
The offer comes after we’ve seen the house, so the condition is already priced in. If something comes up that neither of us knew about, like a title problem, we’ll talk about it with you directly.
What if I still owe money on the house?
Your mortgage is paid off from the sale at closing, and anything left over goes to you. If you owe more than the house is worth, tell us up front and we’ll be honest about whether a sale can work.
Can a house with code violations or open permits be sold as-is?
Often, yes. Tell us what you know, and the title search and closing attorney will show what has to be handled at closing.
Do I need a real estate agent to sell to you?
No. You sell directly to us, so there’s no listing and no commission. If you’d like an agent or attorney to look over our offer, that’s fine with us.
Do you buy houses that need work outside Virginia Beach?
Yes. We buy across Hampton Roads, including Norfolk, Chesapeake, Portsmouth, Suffolk, Hampton and Newport News.
Specific situations: fire-damaged houses, water damage, hoarder houses, inherited houses, houses with tenants and facing foreclosure. More on how we buy houses. Questions? Call (757) 578-1214.
We buy houses as-is in
Virginia BeachNorfolkChesapeakePortsmouthSuffolkHamptonNewport NewsFree, no obligation
Find out what your house is worth as-is
Tell us about the property and what it needs. You’ll get a no-obligation cash offer to compare with your other options. Sam or Jack will usually get back to you the same day.
Rather talk? Call (757) 578-1214. You’ll get Sam or Jack.
Free, no obligation
Get your cash offer
Tell us where the house is. We’ll send a fair offer within 24 hours.
Rather talk? Call (757) 578-1214