Process
How a Virginia community sale actually progresses
Five stages, in order, with an honest account of what controls the calendar. We deliberately do not advertise a fixed number of days.
Stage one
One conversation about the property, not a pitch
We ask for pad count, occupied pads, current lot rent, who pays water and sewer, how many homes you own, and anything you already know is wrong. Nothing formal is required to have this call, and nothing is signed at the end of it.
Stage two
Our written read on the community
We underwrite in house against Virginia lot rent evidence, county tax data and our own operating costs, then put the assumptions in writing so you can argue with the math rather than guess at the number. If the utility picture is complex, expect questions before a number.
Stage three
A short purchase agreement
Plain language, with earnest money held by a Virginia title company or real estate attorney you are comfortable using. We buy in our own entity, we do not assign contracts, and we do not circulate your deal to other investors.
Stage four
Diligence that does not disturb your community
Utility verification, a review of permits and the zoning file, one property walk, and rent roll confirmation. Visits are scheduled with you and kept low key. We do not reprice over conditions you disclosed at the start.
Stage five
Closing, structured to your situation
Cash or seller-carried, with prorations, deposits and utility transfers handled through settlement. If you are working around a 1031 window, a tax year or a lender payoff, that shapes the structure from the beginning rather than at the end.
What controls the schedule
Offer and closing timing depend on the property, the records you can share, title condition, diligence findings and your own circumstances. We tell you what we think is realistic for your community, and we put that estimate in writing.
- Title chain condition, including unrecorded estate or partnership interests
- Whether a current survey exists or one is needed
- Lender payoff timing and any prepayment terms
- Virginia Department of Health or DEQ files on water and wastewater systems
- County or city zoning records confirming the community's standing
- How complete your income, expense and utility records are
Helpful if you have it
- A pad by pad list of lot rent and occupancy
- The last twelve months of income and expenses, in any format
- Recent water, sewer and trash bills
- Any well, drainfield, lagoon or package plant permits and correspondence
- The current tax bill and parcel numbers
Never required of you
- Repairs, cleanouts, or bringing homes up to code
- Removing delinquent residents before closing
- A new survey or environmental report at your expense
- Broker representation or a listing agreement
- Telling residents or staff before you are ready
Next: how the value is calculated and the Virginia rules that affect your community.
Start with a confidential conversation about your Virginia park
Sending the form is a request for a conversation. It is not a listing agreement, and it does not obligate you to sell. We ask about utilities, roads, homes and your reasons, then tell you whether a direct sale is worth exploring or whether another path fits your situation better.