Last Updated: November 2, 2026

Victory Lane Home Buyers LLC ("Company," "we," "us," or "our") routinely distributes direct mail letters, postcards, and informational flyers to property owners in areas where we actively seek investment properties. This disclosure outlines the terms, limitations, and operational framework governing all direct mail communications and preliminary pricing estimates.

• No Formal Contract: Any direct mail communication, postcard, letter, or digital pricing estimate sent by the Company is an informal, non-binding expression of interest for marketing and informational purposes only.
• Not an Appraisal or Firm Offer: Stated dollar figures, ranges, or preliminary numbers do not constitute a formal real estate appraisal, a guaranteed purchase price, or a legally binding contract to purchase real estate.
• Contract Execution Required: A binding agreement to purchase real property is created only upon the mutual negotiation, execution, and delivery of a formal, written Purchase and Sale Agreement signed by both the legal property owner(s) and an authorized representative of Victory Lane Home Buyers LLC.

• Preliminary Underwriting: Direct mail figures are generated using broad municipal records, regional public sales data, and generalized algorithmic estimates. They do not account for interior property conditions, unrecorded title defects, structural repairs, or deferred maintenance.
• Pricing Adjustments: Upon speaking with you and conducting a comprehensive property evaluation—including an on-site walkthrough, repair cost assessment, and local comparative market analysis—any initial figures may be adjusted up or down to reflect true property condition and current investment underwriting.
• Cash Discounting vs. Retail Value: Victory Lane Home Buyers LLC purchases properties at a discount relative to finished retail market value in exchange for providing speed, convenience, covering standard closing costs, and buying strictly "as-is" without requiring seller-funded repairs or realtor commissions.

All formal written agreements entered into by the Company are strictly contingent upon:

1. Clear and Marketable Title: Verification by a licensed, independent title company or closing attorney that the property is free and clear of unresolvable title clouds, unprobated estates, disputed heirships, non-negotiable municipal code violations, or unsatisfied liens that exceed property equity.
2. Physical Due Diligence: Verification of physical property conditions, boundary lines, structural integrity, and environmental status during our agreed inspection period.

Victory Lane Home Buyers LLC is a private real estate investment firm acting solely as a principal buyer for its own account, portfolio, renovation, or contractual assignment. We do not act as licensed real estate brokers, agents, or fiduciaries for property owners. Homeowners are encouraged to seek independent legal, tax, and real estate counsel prior to signing any binding real estate contract.

Information submitted by property owners responding to direct mailings (such as name, phone number, property details, and mortgage status) is kept private and utilized strictly by our acquisition team and necessary settlement entities (such as licensed title companies and closing attorneys) to evaluate property feasibility and conduct transactional due diligence. Mobile numbers and SMS opt-in consent will never be sold, rented, or shared with third parties for marketing purposes.

We respect your preferences. If you have received a direct mail piece from Victory Lane Home Buyers LLC and wish to be permanently removed from our physical mailing distribution lists, please contact us with your full name and the exact property address displayed on the mailer:

• Email: properties@victorylanehomebuyers.com (Subject: "Direct Mail Opt-Out")
• Toll-Free Phone: 1-866-516-1575
• Website: https://victorylanehomebuyers.com 

Last Updated: November 2, 2026

Victory Lane Home Buyers LLC is committed to ensuring digital accessibility for people with disabilities. We continually improve the user experience for everyone and apply relevant accessibility standards to ensure equal access to our website, content, and inquiry tools.

To ensure our digital content is accessible, we work to align the Website (victorylanehomebuyers.com) with the Web Content Accessibility Guidelines (WCAG) 2.1, Level AA. These guidelines outline how to make web content more accessible to people with a wide array of disabilities, including visual, auditory, cognitive, and motor impairments.

Victory Lane Home Buyers LLC takes the following steps to ensure digital accessibility across our platform:

• Semantic Structure: Utilizing clean, semantic HTML structure across headings, landmarks, lists, and form labels to support assistive technologies such as screen readers.
• Color Contrast: Maintaining sufficient contrast ratios between text elements and background colors to ensure readability for users with low vision or color blindness.
• Keyboard Navigation: Structuring navigation menus, buttons, and links to enable functional operation via standard keyboard controls.
• Descriptive Text: Providing descriptive text and alt attributes for meaningful imagery, icons, and structural elements.
• Responsive Layouts: Ensuring web pages adapt dynamically across mobile devices, tablets, and desktop displays without text loss or horizontal scrolling barriers.

While we strive to ensure every element on our site meets Level AA standards, our website may incorporate third-party plugins, embedded forms (such as Google Forms or external mapping services), or hosted widgets over which we do not have complete developmental control.

We actively seek accessible alternatives whenever possible and encourage any user experiencing difficulties with a third-party module to contact us directly for manual assistance.

We welcome your feedback on the accessibility of Victory Lane Home Buyers. If you encounter accessibility barriers, experience difficulty reading or submitting an inquiry, or require assistance accessing any property-related information, please contact us immediately:

• Company: Victory Lane Home Buyers LLC
• Location: Smithfield, Virginia
• Toll-Free Phone: 1-866-516-1575
• Email: properties@victorylanehomebuyers.com
• Mailing Address: Victory Lane Home Buyers LLC, Smithfield, VA

When contacting us, please specify:

1. The webpage URL where the issue occurred.
2. The nature of the accessibility obstacle encountered.
3. The assistive technology or browser you were using.

We endeavor to respond to accessibility inquiries within two (2) business days and will work with you to provide the requested information or property evaluation through an accessible, direct communication channel Last Updated: November 2, 2026

These Terms and Conditions ("Terms") constitute a legally binding agreement between you ("User," "you," or "your") and Victory Lane Home Buyers LLC ("Company," "we," "us," or "our"), governing your access to and use of the website located at victorylanehomebuyers.com (the "Website") and any related services, content, or communication channels operated by the Company.

BY ACCESSING OR USING THIS WEBSITE, SUBMITTING ANY PROPERTY INFORMATION, OR CHECKING AN ACCEPTANCE BOX, YOU EXPRESSLY AGREE TO BE BOUND BY THESE TERMS. IF YOU DO NOT AGREE TO THESE TERMS IN THEIR ENTIRETY, YOU ARE PROHIBITED FROM USING THE WEBSITE AND MUST DISCONTINUE USE IMMEDIATELY.

• Direct Principal Investor: Victory Lane Home Buyers LLC is a private real estate investment company. We purchase, option, and acquire equitable interest in real estate for our own investment portfolio, renovation, resale, or assignment. We are not licensed real estate brokers, agents, appraisers, or mortgage loan originators. We do not represent property owners or sellers as their fiduciary or broker.
• Contractual Assignment: You acknowledge and agree that any purchase agreement, option, or contract entered into between you and the Company may be closed directly by us or assigned to an affiliated entity, funding partner, or qualified third-party buyer pursuant to the terms of the formal written purchase agreement.
• No Agency Relationship: Nothing on this Website or in our communications creates an agency, brokerage, fiduciary, partnership, joint venture, or employer-employee relationship between you and the Company.

By using this Website or submitting a property inquiry, you represent and warrant that:

1. You are at least eighteen (18) years of age and possess the legal capacity to enter into a binding contract.
2. All information you submit is accurate, truthful, current, and complete.
3. You are either the sole legal and equitable owner of the property submitted, or you possess verifiable written authority (such as a valid Power of Attorney, letters of administration, or executorship) to negotiate and execute contracts regarding the property.
4. You will not submit property information or phone numbers belonging to third parties without their express prior authorization.

• Valuation Estimates: Any pricing figures, property evaluations, or estimates displayed on the Website or communicated orally/digitally are informal estimates based on preliminary market data. They do not constitute formal real estate appraisals.
• No Obligation to Buy: The Company is under no obligation to present an offer on any property submitted through the Website.
• Non-Binding Nature: No digital communication, email, SMS, or verbal discussion constitutes a legally binding purchase agreement. A binding agreement to purchase real property is formed only upon the mutual execution and delivery of a formal, written Purchase and Sale Agreement signed by authorized representatives of both parties, subject to title clearance and due diligence contingencies.

• Express Consent: By providing your phone number and submitting an inquiry through our Website forms, you grant express written consent to receive marketing, non-marketing, and informational telephone calls, artificial/pre-recorded voice messages, and SMS/MMS text messages from Victory Lane Home Buyers LLC, its agents, and affiliates, including through the use of an automatic telephone dialing system (ATDS).
• Terms of Messaging: Consent is not a condition of selling your property. Standard message and data rates may apply. Message frequency varies based on your inquiry.
• Opt-Out Mechanism: You may opt out of SMS communications at any time by replying STOP to any text message received. For help, reply HELP or contact us at properties@victorylanehomebuyers.com.
• Indemnification for Inaccurate Contact Info: If you submit a phone number that is reassigned, ported, or does not belong to you, you agree to indemnify and hold harmless the Company against all claims, regulatory penalties, and costs arising under the Telephone Consumer Protection Act (TCPA) or related state telecom laws.

The content provided on this Website is for general informational purposes only. Victory Lane Home Buyers LLC does not provide legal, tax, accounting, estate planning, or financial advice. Sellers are strongly encouraged to consult their own licensed attorneys, certified public accountants (CPAs), and financial advisors regarding the legal and tax ramifications of selling real estate.

All content, branding, trademarks, logos, copy, software, design layouts, graphics, and compilation on this Website are the exclusive intellectual property of Victory Lane Home Buyers LLC or its licensors and are protected under United States and international copyright, trademark, and trade dress laws. Unauthorized reproduction, scraping, mirroring, modification, or distribution of any Website content is strictly prohibited without prior written consent.

By submitting text, photos, property descriptions, or other materials ("User Content") through the Website:

1. You grant the Company a royalty-free, perpetual, irrevocable, worldwide license to use, review, evaluate, reproduce, and transmit such User Content for the purpose of underwriting, property due diligence, marketing to closing/title entities, and internal recordkeeping.
2. You confirm that your User Content does not violate the intellectual property, privacy, or proprietary rights of any third party.

TO THE MAXIMUM EXTENT PERMITTED BY APPLICABLE LAW, THE WEBSITE, ALL SITE CONTENT, VALUATION TOOLS, AND INQUIRY CHANNELS ARE PROVIDED STRICTLY ON AN "AS IS" AND "AS AVAILABLE" BASIS, WITHOUT WARRANTIES OF ANY KIND, EITHER EXPRESS, IMPLIED, STATUTORY, OR OTHERWISE.

THE COMPANY EXPRESSLY DISCLAIMS ALL WARRANTIES, INCLUDING BUT NOT LIMITED TO:

• IMPLIED WARRANTIES OF MERCHANTABILITY, FITNESS FOR A PARTICULAR PURPOSE, AND NON-INFRINGEMENT;
• WARRANTIES THAT THE WEBSITE WILL BE UNINTERRUPTED, TIMELY, SECURE, OR ERROR-FREE;
• WARRANTIES REGARDING THE ACCURACY, COMPLETENESS, RELIABILITY, OR SUITABILITY OF ANY PROPERTY ESTIMATES OR MARKET DATA.

TO THE FULLEST EXTENT PERMITTED UNDER APPLICABLE LAW, IN NO EVENT SHALL VICTORY LANE HOME BUYERS LLC, ITS OFFICERS, DIRECTORS, MEMBERS, EMPLOYEES, AFFILIATES, OR AGENTS BE LIABLE FOR ANY INDIRECT, INCIDENTAL, CONSEQUENTIAL, SPECIAL, PUNITIVE, OR EXEMPLARY DAMAGES (INCLUDING LOSS OF PROFITS, LOSS OF DATA, PROPERTY VALUE DECREASES, BUSINESS INTERRUPTION, OR PROCUREMENT OF SUBSTITUTE SERVICES) ARISING OUT OF OR IN CONNECTION WITH:

1. YOUR USE OF OR INABILITY TO USE THE WEBSITE;
2. ANY PROPERTY VALUATION, INQUIRY, OR NEGOTIATION;
3. ANY THIRD-PARTY WEBSITE LINKS OR OUTSIDE SERVICES.

IN NO EVENT SHALL THE TOTAL AGGREGATE LIABILITY OF VICTORY LANE HOME BUYERS LLC ARISING OUT OF OR RELATING TO THESE TERMS EXCEED ONE HUNDRED UNITED STATES DOLLARS ($100.00 USD).

You agree to defend, indemnify, and hold harmless Victory Lane Home Buyers LLC, its parent, subsidiaries, affiliates, members, managers, employees, and agents from and against any and all claims, liabilities, damages, losses, costs, and expenses (including reasonable attorneys’ fees and court costs) arising out of or resulting from:

1. Your breach of these Terms or any representation made herein;
2. Your misrepresentation of ownership, title status, encumbrances, or authority regarding any property submitted;
3. Your provision of incorrect, fraudulent, or non-authorized contact details (including phone numbers and email addresses);
4. Your violation of any applicable federal, state, or municipal law, regulation, or third-party right.

• Mandatory Arbitration: Any dispute, controversy, claim, or difference arising out of or relating to these Terms, the Website, or communications from the Company shall be resolved exclusively through final and binding individual arbitration, rather than in court.
• Governing Rules & Venue: The arbitration shall be administered in accordance with the commercial arbitration rules of the American Arbitration Association (AAA). The seat and legal venue of the arbitration shall be Smithfield, Virginia (or Isle of Wight County, Virginia). Judgment on the award rendered by the arbitrator may be entered in any court having competent jurisdiction.

YOU AND VICTORY LANE HOME BUYERS LLC MUTUALLY AGREE THAT ALL CLAIMS, DISPUTES, OR CONTROVERSIES MUST BE BROUGHT IN AN INDIVIDUAL CAPACITY AND NOT AS A PLAINTIFF OR CLASS MEMBER IN ANY PURPORTED CLASS ACTION, COLLECTIVE PROCEEDING, MASS ARBITRATION, PRIVATE ATTORNEY GENERAL ACTION, OR REPRESENTATIVE PROCEEDING.

THE PARTIES EXPRESSLY WAIVE ANY RIGHT TO A TRIAL BY JURY IN ANY PROCEEDING ARISING OUT OF OR RELATING TO THESE TERMS OR OUR SERVICES.

These Terms and any dispute arising hereunder shall be governed by and construed in accordance with the substantive laws of the Commonwealth of Virginia, without regard to its conflict of law principles. To the extent any dispute proceeds in court rather than arbitration, the parties submit to the exclusive jurisdiction of the state and federal courts located within the Commonwealth of Virginia.

• Severability: If any provision of these Terms is determined by a court or arbitrator of competent jurisdiction to be invalid, illegal, or unenforceable, that specific provision shall be limited or severed to the minimum extent necessary, and the remaining provisions shall continue in full force and effect.
• Entire Agreement: These Terms, together with our Privacy Policy, constitute the entire agreement between you and Victory Lane Home Buyers LLC regarding your use of the Website, superseding any prior oral or written understandings. In the event of a conflict between these Terms and an executed Purchase and Sale Agreement, the terms of the Purchase and Sale Agreement shall control.

We reserve the right, at our sole discretion, to revise, update, or amend these Terms at any time. When changes are made, the "Last Updated" date at the top of this document will be modified. Your continued use of the Website following any posted updates confirms your acceptance of the revised Terms.

If you have questions regarding these Terms or need to reach Victory Lane Home Buyers LLC, contact us at:

• Company: Victory Lane Home Buyers LLC
• Location: Smithfield, Virginia
• Email: properties@victorylanehomebuyers.com
• Website: https://victorylanehomebuyers.com