Easy As 1, 2, 3…

  • Tell us about your property by filling in the form below. If you can’t wait, or you don’t feel comfortable filling in the form, you can call or text us at (571) 207-5171‪.
  • We will meet you at your property to look over your home informally, and within 24 hours, we will present you with our well-researched, cash offer.*
  • We close at a reputable local attorneys office, which means cash in your hand when YOU want to close. You can now rest assured that property is sold!

*Due to COVID-19, we can arrange a video tour of your home among other options. We respect your safety and want to make sure you are comfortable during this challenging time. If we do arrange an in-person walk-through, we will be wearing masks and gloves.


  • This field is for validation purposes and should be left unchanged.

Selling Your House Can Be Quick And Simple

Tell Us About Your Property. Help us gather some basic information through our website or through an initial phone call. This is also where you can figure out if working with us is in your best interest. If you decide to move forward, we will schedule a walk-through of your property when you’re available. We can then get to work and start prepping our initial information packet for you which will include local data and comparables from recently sold properties in your area.

We Meet At Your Property. This is the walk-through! Here we can see the floor-plan and what (if any) repairs/upgrades are needed to bring your house to the market standard. During this process we get the opportunity to fully understand how you would like the sales process to go. With this information we can formulate our offer to suit your needs.

During our walk-through we will step through the comparable sales packet we prepared for you. This will help give you an idea of how the market is perceiving house values in your area. Our offer is always presented using the standard DC, Maryland or Virginia contract. With this, you can be assured that there are no games or loopholes involved that will put you (the seller) at a disadvantage. We want you to be confident in your decisions, which is why we encourage you to seek guidance if you need clarity.

We Close With A Reputable Attorney Or Title Company On The Date Of Your Choice. We’re almost there! There will be some information that you will have to provide to the Title Company so they can clear the title. Aside from that, there is not much else you need to do! As the buyers, we will deposit our EMD (Earnest Money Deposit) to Escrow within 2 days. We typically do at least 10 Thousand Dollars. That way you know we are serious! Next we work on getting our funds and insurance in place so we can close on the purchase without delay.

Andy The House Guys

Selling a house is one of the biggest decisions anyone can make. We constantly encourage our sellers to learn throughout the process and seek guidance. We are here to provide as many options as possible so that you can make the best decision for yourself.

How Our Offer is Calculated…


After Repair Value (ARV): This is the market value of your home AFTER we buy and renovate your house.

Cost Of Repairs: This is what we estimate our cost will be to update the house to current market conditions, and it’s what you are saving (along with your time) if you sell your house to us!

Our Selling Costs: This is an estimate of the cost of selling commissions, excise tax, property tax, utilities, insurance (title and property and escrow fees.) It’s typically around 10% of the After Repair Value.

Return On Investment (ROI): This is how we pay our contractors and keep the business running. If we didn’t return some level of profit, we wouldn’t be a great business! Our business is structured on thin margins so that we can present the highest possible offer to you.

I Don’t Like Formulas. Can you Break This Down For Me?

The market value of your house (after we update it) minus all the costs of repairing it and our profit equals your offer.

Check Out A Real Case Study…

Let’s look at a house we bought in Alexandria, VA and walk through our process:

Look at the kitchen in this picture. Not the worst you’ve seen, right? But, let’s be fair, it could use some updating…

Now let’s think about your neighbor across the street with the same house as yours. He updated his 60’s kitchen and bathrooms with granite. He paid for a new roof and went from carpeting to hardwood floors.

Imagine if your house looked like this now…

Well it makes sense that he sold it for $600,000– it looks amazing!

In order for us to also be able to sell your house for $600K, we need to update your house to at least the same condition as your neighbor’s home!


Because there is no way we could sell your house in its current state for $600K when all the other houses for sale in your area are upgraded and modern like your neighbor’s. Would you, as a buyer, be interested in buying a house in older condition for $600K when a much nicer house sells for the same price? No, of course not!

Here is where The House Guys would come in along with our local contractor and agent. We try to bring both our contractor and agent to the initial walk-through (occasionally, due to scheduling, only one of them can make it) so that we can get an experienced estimate on what needs to be fixed. Our agent is the expert on what buyers are currently looking for, so she knows what is worth repairing and what should be left alone (we want to save on the cost of repairs here.)

At the end of our walk-through…

Our agent tells us that we need granite countertops because our neighbor who sold his house for $600K has granite as well as hardwood floors, upgraded appliances, a new roof, etc.

Our contractor gives us an accurate estimate for the Cost Of Repairs (COR). 

With this information, we have a great idea of what we will do to the house once we are done with the walk-through, and we already have a solid idea of the flip in our heads…

The more accurate these numbers are, the more accurate (and the higher) your offer will be! We take our contractor’s estimate home and do our research so we can make you a fair offer within 24 hours.

We are ready to work the numbers! Say our contractor gives us a cost of repairs of $100K...

ARV (After Repair Value) = $600,000

COR (Cost Of Repairs) = $100,000

Our Selling Cost = 10% x $600,000 = $60,000 

Let’s say Our Minimum Profit for this purchase = $40,000

[Your Offer] =  [ARV] – [COR] – [Our Selling Cost] – [Our Minimum Profit]

Your Cash Offer = $600K – $100K – $60K – $40K = $400,000

The House Guys clearly play by the numbers. We are not here to waste your time (and ours) with unrealistic offers. Our offers are not based on some percentage of the After Repaired Value. Instead, we simply add up the numbers while trying our hardest to give you the highest possible offer. We want to make sure you will be happy and feel confident when selling your house to us!

We’re Not Done, Yet! Let’s Analyze Your Offer…

So, let’s assume your house is worth $460K as-is,  meaning if you listed it with an agent you could sell it for $460K and make no changes. However, after 10% in agent fees and closing costs, you will probably get about $414K for it, and that’s after it will be on the market for months?! And no one can guarantee the house will actually sell for $460K.

So, now it’s time for you to make a decision…

Option 1: Sell it for a guaranteed cash sale of $400,000 in as little as 7 days.
Option 2: Hopefully sell for $414,000 where, if all goes well, bank financing doesn’t fall through and your closing date doesn’t get delayed.

…But Wait!

What if the cost of repairs was $60,000 instead of $100,000?

Here is where things get interesting. Let’s look at the numbers again…

ARV (After Repair Value) = $600,000

COR (Cost Of Repairs) = $60,000

Our Selling Cost = 10% x $600,000 = $60,000 

Let’s say Our Minimum Profit for this purchase = $40,000

[Your Offer] =  [ARV] – [COR] – [Our Selling Cost] – [Our Minimum Profit]

Your Cash Offer = $600K – $60K – $60K – $40K = $440,000

That’s right! Almost $30K more than what you would get if you had listed it with a real estate agent (remember that you would only get $414K after all agent fees and closing costs.)  Don’t forget, our offers are based on the numbers, not on how desperate you might be to sell.


  • This field is for validation purposes and should be left unchanged.

What Makes Our Offers Better?

“World’s Best Coffee!” “America’s Favorite Burger.” Always an exaggeration, right? They never explain why!

Here is our explanation as to why our offers are first-rate…

We Are Not Middlemen (aka Wholesalers): What does that mean? In the world of real estate there are people called wholesalers. They buy properties and then immediately sell them to someone else (typically an investor) for a small profit. We don’t do this because it means our offers can’t be as competitive. We work to make our offers as competitive as possible.

We Have A Network of Local Contractors: D.C., Maryland & Virginia are saturated with contractors, and we have worked with enough local contractors to know who does the best work for the lowest price. That means we can pass this cost savings on to you making our offer the best.

Selling To The House Guys vs. Listing With A Local Agent

Even in a seller’s market like the D.C. Metropolitan Area, it’s smart to look at ALL of your options to see what will actually help you best reach your goals with the sale of your house. While you may be able to get a higher “top line” sales price listing with a local D.C., Virginia, or Maryland agent, that doesn’t always boil down to more money in your pocket or less headache. Dive into the details below to compare your options. 

 Selling w/ An AgentSOLD To The House Guys
Commissions / Fees:Typically, 6% is deducted from the sales priceNONE
Who Pays Closing Costs?:Typically, another 2% is deducted from the sales priceNONE – We pay all costs
Inspection Needed*:Third party inspections could negatively affect sale price and trigger future negotiations.NONE*
Financial Needed*:Same problem. Buyer can’t actually afford your house. Restart the 90 day till sold clock!NONE – We make cash offers
Appraisal Needed*:Any sale involving a loan involves an appraisal. If it’s lower it will impact the buyers ability to finance the purchase.NONE – We make cash offers
Average Days Until Sold:+/- 91 DaysIMMEDIATE CASH OFFER
Number of Showings:It Depends1 (Just Us)
Closing Date:30-60 +/- days after accepting buyers offer.The Date Of YOUR CHOICE
Who Pays For Repairs?:Negotiated During Inspection PeriodNONE – We pay for all repairs
*In some cases, if major structural issues are present, we may request an expert to come to examine the issue for a second opinion. We do this in order to be able to offer you a higher price in case the issue is not as serious as it seems. We may also ask to inspect a septic system if it hasn’t been maintained or active in a long period of time

*An Inspection Contingency lets the buyer have time to do an inspection and back out of the sale or negotiate a new price if there are repairs that need to be done. If you can’t come to an agreement with the buyer, the buyer has the right to back out of the sale. Similar, a Financing Contingency gives the buyer the wiggle room to back out of the purchase if they can’t obtain a loan or if the home doesn’t appraise for the value that the bank needs to close the loan. Further, an Appraisal Contingency is required any time a bank loan is used. If the Appraisal is lower than the sales price of the house it can significantly impact the buyers ability to get financing for the house.

Selling To The House Guys vs. Other Cash Offer “Companies”

We pride ourselves in being the most transparent, trustworthy, ACTUAL cash buyers in the D.C. Metropolitan Area. Compare Selling House To Us vs. other “We Buy Houses” companies. See how we are different from the majority of the companies you may come across on the internet, in your mailbox, or through signs on the street.

SOLD To The House GuysOther Cash Offer Companies
We come to see the house and provide the highest and best offer.
Try to give a high offer without even seeing the house, then renegotiate the price down later on using contingencies.

We are the end buyers.
Usually wholesalers, or middle-men that “assign” your contract to a 3rd party for a fee. If no 3rd party wants to buy the contract, they will cancel the contract.

No inspections or feasibility periods.*
Will use inspections or feasibility periods to schedule a “showing” for 3rd parties. Usually called “partners” or “contractors”.

We deposit Earnest Money within 2 days of signing our contract with you. Many times we have even RELEASED the Earnest Money early for Sellers to the user prior to closing.
Usually don’t deposit Earnest Money until AFTER the Inspection or feasibility period.

Our Earnest Money deposit is usually at least $10,000.00. We want to show our commitment to the purchase right away.
Very often LESS than $1000.

We use a standard VA MD or D.C. contract, which is used in the majority of Real Estate transactions throughout our area and has been reviewed by Attorneys.
Uses custom contracts drafted by their own Lawyers, which may favor the buyer in many instances, and have hidden “outs” that rid of responsibilities for the buyer in case the sale falls through.

*In some cases, if major structural issues are present, we may request an expert to come to examine the issue for a second opinion. We do this in order to be able to offer you a higher price in case the issue is not as serious as it seems. We may also ask to inspect a septic system or well if it hasn’t been maintained or active in a long period of time


  • This field is for validation purposes and should be left unchanged.

Still have questions? Please visit our Frequently Asked Questions page or give us a call or text to find out more at (571) 207-5171. We are happy to chat with you before you submit your property information.