Authorities say Kimberly Hoan Vu posed as a real estate agent and collected rent and deposits for housing she did not provide.
LOUDOUN COUNTY, VA — A Sterling woman accused of posing as a real estate agent and taking money from renters has been charged in a Loudoun County rental fraud case that authorities say may involve more victims.
Kimberly Hoan Vu, 45, is accused of offering homes, townhouses and rooms for rent, collecting security deposits and first month’s rent, and then failing to provide the promised housing. The case has grown from an earlier indictment into dozens of charges, including counts tied to false pretenses and separate allegations involving a minor.
The Loudoun County Sheriff’s Office said Vu was indicted by a grand jury on May 18 on 26 charges after what investigators described as an extensive probe. Authorities said the alleged scheme centered on online rental offers that made Vu appear to be a real estate agent. Investigators said she contacted people looking for housing, accepted money from them and did not deliver the homes or rooms that had been promised. The sheriff’s office has said it believes there may be more people connected to the case. A hearing on additional charges was scheduled for June 11, after prosecutors added more counts tied to the alleged conduct.
One alleged victim, Prathyusha Aavula, told FOX 5 DC she rented a room at Vu’s home two years ago after answering a listing on Facebook Marketplace. Aavula said she left the house one day and returned to find herself locked out. She said her passport, clothing and jewelry were still inside. “I just went out of the house, and she locked the house,” Aavula said. “She changed the key and she said, ‘I don’t know you.’” Aavula called Vu “the biggest scammer at a very root level.” FOX 5 reported that no one answered when the station knocked on Vu’s door Thursday.
Authorities have not released a full list of addresses, dollar amounts or the total number of alleged victims. The sheriff’s office has described the case as a rental fraud scheme involving houses, townhouses and rooms in Loudoun County. Local reports said Vu was from Sterling, a community in eastern Loudoun County where renters often compete for housing near major job centers in Northern Virginia. Investigators allege the fraud involved security deposits and first month’s rent, payments that can total thousands of dollars in the region. Police have not said whether all advertised units were real properties, whether any were owned or controlled by Vu, or how many renters were locked out.
The charges include multiple counts of obtaining money by false pretenses. Local reports said Vu was later indicted on 15 more counts of obtaining money by false pretenses. She has also been indicted on charges of abduction of a minor, contributing to the delinquency of a minor and assault and battery. FOX 5 reported that the child abduction and assault and battery charges stem from another incident in which Vu allegedly locked a minor out of a house rented by the child’s family. Patch reported that Loudoun authorities said the alleged scheme dates back years. The abduction count was described in local reports as a Class 2 felony.
The case first drew public notice in late May, when the sheriff’s office announced the May 18 indictment and asked for information from anyone who might have been affected. By June, the case had expanded with new charges and new public accounts from renters who said they lost access to housing or belongings. The allegations land during a period of high rental pressure in Northern Virginia, where rooms, townhouses and single-family homes are often listed across social media sites and rental platforms. Investigators have not said whether the alleged victims were all seeking long-term rentals or whether some were seeking rooms in shared homes.
Vu’s next steps are expected to move through Loudoun County court proceedings, where prosecutors will have to prove the charges and defense attorneys may challenge the allegations. Authorities have not announced a trial date. The sheriff’s office has said detectives are still seeking information related to the case, a sign the investigation may not be closed. Court action will determine whether the newer indictments are handled with the earlier charges or on a separate schedule. As of the latest public reports, officials had not released a statement from Vu or an attorney speaking on her behalf.
The public details so far come from investigators, court filings described by local outlets and renters who spoke about their experiences. Aavula’s account placed a human face on a case that officials have described mostly through charge counts and allegations. She said the lockout left her separated from personal documents and belongings. The sheriff’s office has not publicly confirmed every detail of her account, but officials have said the broader investigation involves people who paid money for housing that was not provided. The number of possible victims remains one of the main unanswered questions.
The case stood Friday with Vu facing dozens of charges and investigators still gathering information. The next major milestone is the continuation of court proceedings in Loudoun County after the June 11 hearing date tied to the added charges.
Author note: Last updated June 12, 2026.