Tenants still in place? Behind on rent? We buy rentals as-is, occupied, across Central Virginia.
Most buyers want a rental delivered empty, cleaned and repaired. That is exactly the problem when your tenants are the reason you want out. We buy occupied rental property, which means you do not have to evict anybody, chase unpaid rent or fix the place up before you can sell it.
You do not have to remove the tenants first
This is the single biggest difference between selling to us and listing with an agent. A conventional buyer using a mortgage will usually require vacant possession, so you end up filing for eviction, waiting on the General District Court, and carrying the property the whole time.
We take the property with the lease in place and become the landlord at closing. Your tenants keep their lease and their rights, we take over the security deposit at settlement, and you are done.
The situations we see most
- Tenants behind on rent. You are subsidizing somebody else while the mortgage still comes out of your account.
- An eviction you do not want to file. Time, filing fees, court dates, and often no money at the end of it.
- Deferred maintenance stacking up. The roof, the HVAC and the water heater all came due in the same year.
- Inherited a rental you never wanted. You are suddenly a landlord in a state you may not live in.
- You are just finished. Twenty years of two in the morning phone calls is a legitimate reason to sell.
What happens to your tenants
We buy the property subject to the existing lease and honor it. We are not interested in putting families on the street, and a tenant who pays is worth keeping. If you have a good tenant who simply wants to stay, that is a point in the property’s favor, not against it.
If the tenancy is genuinely broken, we deal with it after closing on our own time and at our own cost. That stops being your problem the day we settle.
Selling occupied: your two realistic routes
| Sell to James River Homes | List on the open market | |
|---|---|---|
| Tenants | Stay. We take the lease over | Usually must be out before listing |
| Eviction | Not your problem | Often required first, at your expense |
| Repairs | None. We buy as-is | Expected before photos and showings |
| Showings | None | Requires tenant cooperation and notice |
| Buyer pool | Us | Investors only, which narrows it sharply |
| Commissions | $0 | 5 to 6 percent of the sale price |
What to have handy
- The current lease, or the rough terms if it has gone month to month.
- What rent is supposed to be, and what is actually being paid.
- The security deposit amount and where it is held.
- Any repairs you already know about. Being upfront speeds this up, it does not cost you money.
We buy single houses, duplexes and small portfolios. If you have several properties you want to exit at once, tell us and we will price the whole group.
Get an offer on your rental
Send the address and a line about the tenant situation. No obligation, and we will not contact your tenants unless and until you want us to.
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This page is general information and is not legal advice. James River Homes is a real estate investment company, not a law firm or a licensed brokerage. For questions about a specific lease or eviction, speak with a Virginia attorney.
Areas we serve
We buy occupied rental property across Central Virginia, including Richmond, Henrico, Chesterfield, Midlothian, Mechanicsville, Chester, Glen Allen, Hanover, Ashland, Petersburg, Colonial Heights, Hopewell, Powhatan, Goochland and Prince George.
