Illustrative scene: a white man in his seventies in a gray windbreaker climbing the steps to the porch of his 1920s brick foursquare on a hillside street in Roanoke, Virginia, the Blue Ridge beyond

We Buy Houses in Roanoke, VA

Sell your house fast for cash, as-is. A written offer within 24 hours of one call, and you pick the closing date.

Prefer to talk it through? Call (984) 489-8269

Selling Your Roanoke House Fast for Cash, Explained Simply

Selling your house fast in Roanoke starts with one phone call about its condition.

We buy houses all over the city, from Old Southwest and Grandin Village to Williamson Road, and we send a written cash offer within 24 hours. There are no commissions, no repairs and no showings, and we cover standard closing costs. Your cash offer is based on what you tell us about the house. If your answers reflect its real condition, the price on the contract is the price at closing. You choose the closing date, in as little as 14 days, through a licensed Virginia settlement agent, and you can have your own attorney review everything.

At a glance

No repairs
No commissions or showings
We pay standard closing costs
Close in as little as 14 days

Selling in Roanoke

Selling a Roanoke House for Cash in Three Steps

Illustrative scene: a Black couple in their seventies in the dining room of their Roanoke foursquare, she on the phone by the window and he reading a one-page letter at the table

1. Basement to Roof, by Phone
Describe your Roanoke house from the basement up. You don’t repair or clean anything beforehand.
2. Your Price Comes in Writing
A written cash offer reaches you within 24 hours, with no commissions and no showings.
3. Settlement on Your Date
A licensed Virginia settlement agent handles the closing on the day you choose.
Get My Cash Offer →
Takes about a minute.
or call (984) 489-8269

Roanoke River Floods and Century-Old Basements: Selling As They Are

On November 4, 1985, the Election Day Flood sent the Roanoke River at the Roanoke gauge to a record crest of 23.35 feet, more than 13 feet above flood stage. Downtown was completely underwater, Tinker, Mason and Peters creeks poured into homes and businesses, and at least ten people died in the Roanoke Valley. The 6.61 inches that fell at Roanoke Airport that day was still the city's 24-hour rainfall record, in records going back to 1912, when the National Weather Service reviewed the flood in 2020 ².

Since then, the City and the Army Corps of Engineers built the Roanoke River Flood Reduction Project, $70 million or more of work along six miles of river between 1990 and 2012, with levees, flood walls, flood storage bench cuts and the purchase of flood-prone properties ¹. Creeks and old basements still take on water, though. A water line on a stone foundation, an old boiler or a damp corner can stay as it is; tell us what you know and when it happened.

Illustrative scene: a Black man in his seventies in a red hoodie looking at an old water line on the brick wall beside the oil boiler in the basement of his 1920s house in Roanoke

Roanoke Houses: Agent Listing or Cash Sale, Side by Side

With an agent and a few patient months, a Roanoke house in good shape could fetch more than our cash offer. The listing has its own toll: the agent's commission, whatever a buyer's inspector flags, and the mortgage, insurance, taxes and heating bills you carry until settlement. The Roanoke market figures show how long listings have been taking.

Estimate a listing's take-home with the Roanoke cost example and line our written offer up against it. If the listing wins and the wait suits you, list.

On a $250,000 sale

Example, not a quote.

Listing with an agent

Sale price: $250,000
Agent commission (5.5% here; it varies): −$13,750
Repairs before listing (example): −$12,000
Virginia grantor's tax (the seller's deed tax): −$250
Deed preparation and seller's settlement fees (example; firms vary): −$500
Three months of carrying costs (example): −$4,500
You'd walk away with: $219,000

Comparing a cash offer

In this example, listing would leave you about $219,000 before your mortgage payoff. Compare that with your cash offer, less any closing costs you'd still pay.

Your numbers depend on your house, your loan and your city or county. Want your real numbers? Enter your address above or call (984) 489-8269.

See every cost of selling in Virginia →

How Roanoke Listings Have Been Moving, September 2026

Listing figures for Roanoke, VA.

Roanoke, VA housing market, September 2026
Median asking price	$249,475up 6% from a year earlier
Median days on market	64 daysabout the same as a year earlier
Homes for sale	292up 11% from a year earlier

Homes listed in Roanoke, VA sat a median 64 days on the market in September 2026, about the same as a year earlier. The median asking price in Roanoke, VA was $249,475 in September 2026, up 6% from a year earlier.

Roanoke ZIP Codes Leading the Way

Lowest median days on market among ZIP codes with 20 or more homes listed, September 2026.

24013 — 39 days
24017 — 56 days
24018 — 57 days
24019 — 57 days
24014 — 63 days

Source: Realtor.com Economic Research, September 2026. Asking prices of homes listed for sale, not sale prices.

See the Cash Figure for Your Roanoke House

Enter your address to get started. One short call about your home’s condition, and your cash offer comes in writing.

Rather talk to a person? Call (984) 489-8269

See what a cash buyer would pay for your house →

Roanoke Home Sales With Complications

If one of these sounds like your situation, here's what Virginia law generally says about it, in plain terms. For advice on your own situation, talk to a Virginia attorney.

Facing foreclosureA trustee sells the house at auction. Here are the notice rules and the timeline.

In Roanoke, a trustee's auction can take place at the property, outside the city's circuit court building, or at another spot in the city ³. For the home you live in, the notice of the time, date and place goes to you by certified or registered mail no later than 60 days ahead ⁴. The newspaper ad usually runs once a week for four weeks, unless the deed of trust sets a schedule that can be as short as two weeks ⁵. You may be able to sell before the sale; see a Virginia real estate attorney before you sign.

Inherited a houseWho handles the will, who inherits without one, and what the small-asset affidavit covers.

The Clerk of Circuit Court for the City of Roanoke handles probate in Room 357 on the third floor of 315 Church Avenue SW, and appointments are required; the Estates Division is at 540-853-6711. Wills probated there can be searched in the public records room on the third floor of the Roanoke City Courthouse. The clerk's staff can't give legal advice and suggests a Virginia-licensed attorney for questions about the estate laws ⁶. Tell us whose name is on the deed and where the estate stands.

Behind on paymentsA servicer generally can't start foreclosure until you're more than 120 days behind.

Federal rules generally bar a mortgage servicer from starting foreclosure until you're more than 120 days behind ⁷. Once a Virginia trustee's sale is set, the 60-day notice clock is already running, so the time before that is the time to call your servicer about options, or to sell before a notice ever goes out.

Going through a divorceHow a Virginia court can divide a house in a divorce, and why selling can make it simpler.

In a Virginia divorce, the court decides which property is marital and which is separate, and property titled in both spouses' names is generally marital. To divide a jointly owned house, the court can give it to one spouse, let one buy out the other, or order it sold ⁸. Selling it yourselves turns the house into money that's simpler to divide. Your divorce attorneys can tell you what your order requires before either of you signs a contract.

Selling a rental with tenantsYour tenants don't have to move out first. Bring the lease and the deposit records to the call.

The tenant doesn't have to move out before we make an offer. A month-to-month tenancy can generally be ended by written notice at least 30 days before the next rent due date, unless the lease sets a different period ⁹. A security deposit can't be more than two months' rent, and it has to be accounted for when the tenancy ends ¹⁰. Tell us about the lease, the rent and the deposit on the call.

Moving away or downsizingLine the sale up with your move, and ask your next city or county about tax relief at 65.

The sale can line up with your move. If you're 65 or older and moving to another Virginia home, ask that city or county about real estate tax relief. Virginia lets each locality exempt or defer some or all of the tax on a home owned and lived in by someone 65 or older, on conditions the locality sets ¹¹.

Roanoke's Flood Maps Are Changing: What That Means for a Sale

FEMA is revising the Flood Insurance Rate Maps for the Roanoke area, which it last updated in 2007. The preliminary maps can be seen on the City's Real Estate GIS map under "FEMA Floodplain Layers" or at FEMA's Map Service Center. Until the new maps take effect, the City applies its flood regulations using whichever map, current or preliminary, shows the more conservative risk for a property, while flood insurance rates and requirements change only on the new maps' effective date ¹.

Along the river itself, FEMA approved a map revision on August 4, 2023 that reflects the Roanoke River Flood Reduction Project; in general it shows a slightly smaller floodplain and slightly lower flood depths. The City's Planning, Building and Development Department answers questions at 540-853-1334 ¹. You don't need to sort any of this out before you call. If you've received a notice about your flood zone, mention it.

Roanoke Neighborhoods, From Old Southwest to Williamson Road

We buy houses in every part of the City of Roanoke, from the H-2 district that takes in Old Southwest and parts of Hurt Park, Mountain View and Gainsboro ¹² to Grandin, Wasena and Williamson Road. If your neighborhood isn't listed, call anyway.

Old Southwest and the Downtown Edge

Old Southwest
Downtown
Hurt Park
Mountain View
Gainsboro

Grandin, Raleigh Court and Wasena

Grandin Village
Raleigh Court
Wasena
Greater Deyerle

Williamson Road and the Northeast

Williamson Road
Fairland
Villa Heights
Melrose-Rugby

South Roanoke and Southeast

South Roanoke
Riverdale
Garden City
Belmont

ZIP Codes That Carry a Roanoke Address

24011
24012
24013
24014
24015
24016
24017
24018
24019

Questions From Roanoke Sellers

Could a Roanoke sale settle in about two weeks?

It can, as soon as 14 days after you accept our written offer. The settlement agent has to check the title, and your lender must send a payoff statement within seven business days of a written request ¹³. An estate, a tenant or a move you're still planning can make a later date better, and that's fine.

Would a Roanoke listing net me more than your cash offer?

It might, if the house shows well and you can wait. Weigh what you'd keep from each: the listing price less the commission, the repairs and the months of carrying costs, against our written number.

If I sell my Roanoke house as-is, what do I still have to disclose?

Virginia's disclosure statement is buyer-beware: the owner makes no representations about condition ¹⁴. You still have to tell a buyer about two or more flood insurance claims of more than $1,000 paid in the last ten years, if you know of them ¹⁵, and about a pending building code or zoning violation the City has notified you about in writing ¹⁶.

My address says Roanoke, but the house is in Roanoke County. Where does the estate go?

Virginia's cities are independent of the counties around them ¹⁷, so a county house goes to the Roanoke County Circuit Court Clerk instead of the City's. Its Estates Division also requires appointments, at 540-387-6206; wills probated there are searchable in the Public Records Room on the second floor of the Roanoke County Courthouse, and the probate taxes and qualification fee are paid at the appointment ¹⁸.

I'm 65 and my Roanoke tax bill is frozen. When are the taxes due if I sell?

Roanoke's real estate taxes are due October 5 and April 5, for a tax year that runs July 1 to June 30. The City's relief program freezes the tax at the amount assessed when an owner 65 or older applied, for a principal residence, with combined household income no more than $51,200 and net worth no more than $160,000 not counting the home; eligibility is set by conditions on December 31, and applications are taken April 1 to May 31 ¹⁹. The year's taxes are divided as of the settlement date ²⁰, so ask the settlement agent to show how the relief appears on your statement.

Does my Old Southwest house need Architectural Review Board approval before I sell?

No. The Board reviews new construction, alterations and demolition in Roanoke's H-1 and H-2 historic districts, applying the City's design guidelines ²¹. A sale isn't on that list. If you started or applied for exterior work, mention it on the call.

Will a buyer's flood insurance on my Roanoke house be priced on the new preliminary maps?

Not yet. Flood insurance rates and requirements follow the new maps only once they take effect; until then the City uses the more conservative of the current and preliminary maps for its flood regulations ¹. Tell us if the house is near a creek or the river.

Talk Through Your Roanoke Sale With Us