Most “we buy houses” companies can offer you one thing — a cash offer, almost certainly below market. As a licensed Virginia agent with 20 years of experience in Frederick County and the Shenandoah Valley, I walk you through every option and tell you honestly which one serves you best.
Close in as few as 7 days. No showings, no repairs, no contingencies. I put your home in front of thousands of investors simultaneously — they compete, you get a real number, not a single lowball.
List on the open market as-is — no repairs, no staging. In competitive Frederick County markets, as-is listings attract multiple offers. Often produces more than a single cash offer.
Light cleanup, priced right, sold fast — without a full renovation. Faster than traditional, higher than a deep-discount cash offer.
Own your home free and clear? Carry the note and collect monthly payments instead of a lump sum. Often achieves a higher total price over time.
Rent now, sell later. Lock in a future sale price today while collecting rent in the meantime.
Free 20-minute call with Dan. Every option on the table. No pressure, no pitch.
20+ years in the Shenandoah Valley. No situation I haven't seen. No judgment attached to any of them.
We can close in days — fast enough to stop the clock and protect your credit.
We handle the transaction so you can focus on what matters.
Buy as-is — full of belongings, no cleanout required.
You don't have to fix a thing. Buyers who want it exactly as it is.
Resolved at closing from your proceeds. We've navigated all of it.
Close on your timeline. Remote signing available.
Sell with tenants in place or vacant. Clean exit.
No judgment. Just options and a clear path forward.
Important: This page provides general information. For legal advice on your specific squatter situation, consult a Virginia real estate attorney.
Virginia's adverse possession law allows someone to claim legal ownership of property they have openly and continuously occupied without the owner's permission for 15 years. This is a high bar — 15 years of continuous, open, hostile occupation — and relatively rare in residential situations.
For most property owners dealing with recent unauthorized occupants, adverse possession is not a realistic concern. The process to remove them is the issue.
Virginia does not allow self-help eviction — you cannot change the locks, remove belongings, or physically remove occupants yourself. The legal process:
The full process can take 4 to 8 weeks depending on court schedules. A Virginia real estate attorney can navigate this efficiently.
Once the property is clear, a sale is possible — and often the right move. Squatter situations frequently involve property damage, condition issues, and the desire by the owner to exit the property entirely.
Dan White has worked with property owners in exactly this situation. Cash buyers active in the Virginia investor market purchase post-squatter properties as-is — no repairs, no cleanup required. Call (571) 989-3269 once the occupancy situation is resolved.
Call or fill out the form. 2 minutes. No commitment, no judgment. Dan personally handles every inquiry.
Dan walks you through every realistic path with honest numbers on each one. No pressure, no pitch.
Fast as 7 days or as long as 90. Your timeline, your call.
“Dan explained every option clearly. We did a wholetail and netted $40K more than the cash offer we got elsewhere.”
“Inherited a farmhouse in Frederick County and had no idea what to do. Dan walked me through everything with zero pressure. Closed in 3 weeks.”
“Facing foreclosure and thought I had no options. Dan helped me sell fast and kept my credit intact. Called on a Tuesday, closed in 18 days.”
Based on Google reviews · Dan White, Pearson Smith Realty
No judgment. No obligation. No pressure. Just an honest conversation with someone who has been through it all — and knows Frederick County inside and out.