Is Richmond, VA a good place to wholesale real estate?

Yes. Richmond is a A-Tier market (strong market) in the REI Cash Index for October 2026, scored on population, cash sales, days on market, months of inventory and average sale price. Its strength: homes sell fast. Listings average 9 days on market — buyers in Richmond make decisions quickly, so a good contract moves. The catch: virginia regulates wholesaling. A broker license is required at 2 or more deals in any 12-month period. (Va. Code § 54.1-2100).

How long do houses take to sell in Richmond?

Homes in Richmond average 9 days on market before going pending (October 2026). Under 15 days means buyers are hungry; over 45 days means too much supply and buyers asking for lower prices. Richmond is a thriving market where buyers move fast.

What is the average home price in Richmond?

The average home sale price in Richmond is $362k (October 2026). That is inside the investor sweet spot of $120k to $400k, with room for an assignment fee without pricing out cash buyers.

Are there cash buyers in Richmond?

Richmond has a deep cash-buyer pool based on 12 months of cash home sales tracked by REI Cash Index. That means investors are actively closing here, so you can line up end buyers for assignments. Members see the exact cash sale count, cash market value and rank.

Is wholesaling real estate legal in Virginia?

Yes, with conditions. Virginia wholesaling law: A broker license is required at 2 or more deals in any 12-month period (Va. Code § 54.1-2100). This is a summary, not legal advice; confirm with a local real estate attorney.

Do I need a title company or an attorney to close a wholesale deal in Richmond?

Virginia is a title company state, which works in a wholesaler's favor: closings usually run through a title company (escrow), and a wholesaler-friendly title company closes assignments and double closes faster and with less back-and-forth than an attorney. REI Cash Index lists 3 wholesaler-friendly title companies & attorneys in Richmond, ranked by investor points.

Can you do a novation in Richmond?

Yes. A novation lists the seller's house on the MLS and you sell it as-is or after light work, so you need a novation-friendly agent and a market where listings move. At 9 days on market, Richmond is a thriving market where buyers move fast. REI Cash Index lists 5 novation-friendly agents in Richmond.

Wholesaling Real Estate in Richmond, VA + Attorneys, Title Companies & Novation Agents

Double close

Two closings back to back, usually the same day: you buy from the seller (A to B), then sell to your end buyer (B to C). Your profit stays private because each side sees only its own settlement statement.

Why it fits Richmond

Virginia has wholesaling rules for assignments; a double close is a common way to keep your fee private.
Plenty of cash buyers to line up the B-to-C side.

How it works

Wet (funded) double close

You pay for the A-to-B purchase with your own cash or transactional funding, the deed records to you, then you sell B-to-C. Accepted by most title companies and underwriters.

Dry double close

The end buyer's (C's) money pays for your A-to-B purchase in the same session. Many title companies, underwriters and lenders don't allow it, so ask first and get it in writing.

How to get transactional funding

Transactional funding is a 1–2 day loan that pays for your A-to-B purchase and is repaid from the B-to-C sale.
Lenders usually want: both signed contracts, the end buyer's proof of funds or loan approval, and a title company they approve.
Typical cost is a percentage of the loan (often in the 1%–3% range) plus a flat fee, paid from your proceeds. Compare quotes.
Line up the lender before you sign the end buyer: send the lender's requirements to your title company and confirm both closings can fund the same day.

Step by step

Sign the seller contract (A-B) and the end buyer contract (B-C) for the same property.
Pick a closer that does double closes (wet or dry) and tell them up front which one.
For a wet close, arrange transactional funding (or your own cash) for A-B.
Close A-B, record the deed, then close B-C right after; the B-C proceeds repay the funding and pay you.

What you need

A closer that does double closes
Transactional funding or your own cash (wet)
An end buyer whose funds are ready the same day

Costs

Two sets of closing costs (and in some states two transfer taxes) plus the funding fee: budget it into your spread.

Watch out for

Retail buyers with FHA loans may face "seasoning" rules on a property you owned for only a day.
Some states treat repeated double closes as licensed activity; check the state rules.
If B-C falls through after A-B closes, you own the house: only close A-B when C is ready.

Assignment (classic wholesale)

You put the house under contract, then sell your right to buy it to a cash buyer for an assignment fee. You never take title.

Why it fits Richmond

Cash buyers are active here, so assigned contracts find takers.
Homes sell in about 9 days, so buyers decide quickly.

How it works

Step by step

Sign a purchase contract that lets you assign it (buyer named "your name and/or assigns"), with an inspection period long enough to find a buyer.
Open escrow with a title company or attorney that closes assignments, and send them the contract on day one.
Market the deal to your cash buyers; collect a non-refundable deposit from the buyer you pick.
Sign an assignment agreement: the buyer steps into your contract and pays your fee at closing.
The buyer closes with the seller; your fee shows on the settlement statement.

What you need

A contract that allows assignment
A closer that accepts assignments (see the list on this page)
A buyers list and proof of funds from your buyer

Costs

Lowest-cost exit: one closing, paid by the buyer. Your fee is visible to the seller and the buyer.

Watch out for

Some states require written disclosure or a license to assign (see the state rules on this page).
A large visible fee can upset a seller or buyer at the table; a double close keeps it private.
FHA / bank-owned and some short-sale contracts can't be assigned.

Novation (list it with an agent)

Instead of selling to a cash buyer, you and the seller sign a novation agreement and list the house on the MLS with a novation-friendly agent. A retail buyer pays more; you get the difference agreed in the novation at closing.

Why it fits Richmond

Homes sell in about 9 days, so a novation listing should move.

How it works

Step by step

Put the house under contract, then sign a novation agreement (attorney-reviewed) that replaces it and sets your share.
Do light repairs and cleaning to get top retail price, if the agreement allows.
List with an agent who knows novations (see the agents on this page) and accept offers with the seller.
Close through a title company or attorney that understands novations; your share is paid at closing.

What you need

An attorney-reviewed novation agreement
A novation-friendly agent and broker
Time: usually weeks to a couple of months on market

Costs

Agent commission and repairs come out of the spread; it usually still beats a cash-buyer price in hot retail markets.

Watch out for

Some states see marketing someone else's house as brokering without a license; check the state rules.
The seller must understand and agree in writing; be transparent about your role.
A slow market means the seller waits longer, so check days on market first.

General education, not legal, tax or financial advice. Rules differ by state; confirm with your closer and a local real estate attorney.

Richmond, VA wholesaling: key facts

About the Richmond, VA housing market