Do you need to sell your house quickly, but you’re overwhelmed with the thought of home repairs?
If so, you’re not alone. In our recent real estate study, 46% of upcoming home sellers expect that preparing their home for sale will be difficult, and 36% worry about making repairs and renovations.
If you need to sell quickly and you don’t have the resources to make updates, you have options.
- ⏰ If time is of the essence: Consider selling to a cash home buyer who can buy your house in any condition and pay with cash. Keep in mind that you’ll likely make less than market value for your property.
- 💸 If you want top dollar for your home: Sell with a real estate agent who has experience selling as-is properties and can list your home on the open market.
⚡ Looking for a hassle-free option that lets you sell fast and get maximum value for your home? Compare Instant Cash Offers from vetted investors in your area or choose our 7-Day-Sold program to sell your home on the open market in just a week. Compare offers today and get up to 100% of your home's value!
Find your state from the list below to get personalized advice about selling a house in your area.
When you sell a house as is, you agree to sell the property in its current condition, without making any repairs or improvements before the sale. This means the buyer understands they're purchasing the property with all existing issues, whether there are just a few minor issues or if the house is in poor condition.
Buyers will still typically order an inspection to reveal any serious issues about the property, and you’ll have to disclose known issues about the property, according to your state’s seller disclosure requirements. If major issues are found, the buyer may try to negotiate the price or request a seller credit.
If you need to sell fast no matter what, investor Ben Mizes recommends that you “only accept offers that include a no-inspection contingency.” You’ll likely get less money on the sale, but you’ll only attract serious buyers.
Should you sell your house as is?
Selling your house as is can be a good option if you’re looking to sell fast and don’t have the resources to spend on repairs. However, if you have a more flexible timeline and can invest some money in minor updates, you could be better off not selling your house as is since you’ll likely make more money on your sale.
Consider selling your house as is
- You need to sell your house as fast as possible.
- You don’t have the money for repairs/updates.
- Your house is uninhabitable or in poor condition.
- You’re facing foreclosure or an immediate financial need.
- You’ve inherited a property, are facing a divorce, or manage multiple properties.
- The market is strongly favorable toward sellers.
Consider NOT selling your house as is
- You don’t need to sell fast and have some time to make repairs.
- You have the money to make low-cost repairs.
- Your house is in livable condition and doesn’t require significant repairs.
- You’re not facing foreclosure or an immediate financial need.
- This house is your primary residence.
- The market is strongly favorable toward buyers.
Current housing market conditions in your area can also help you decide whether it’s a good idea to sell your house as is or make some repairs.
Las Vegas realtor Matiah Ty Fischer advises, “If the market is hot and there's a high demand for homes with little supply on the market, it may make sense to sell as is and let the buyer take on the repairs (depending on how drastic). However, if the market is slow and there's a lot of inventory, it may be necessary to make some repairs in order to attract potential buyers.”
How to sell your house as is for cash
💡 Cash buyer insights
- 🏠 Median US home value: $355,328[1]
- 💰 Average cash offer: $248,730
- ⏰ Closing timeline: 7–14 days
- 📈 National percentage of homes purchased with cash in the last year: 14%[2]
If you're looking to sell your house quickly and with minimal hassle, working with a cash home buyer or iBuyer might be your best option. In our recent home study, 25% of recent home sellers say that selling to a cash buyer is the easiest way to sell a home and 54% report that they didn’t take on additional expenses when selling to a cash buyer.
Depending on how many repairs your house needs, your listing may not appeal to the typical home buyer, but it could attract the attention of investors. Just keep in mind that you’ll likely make less than market value for your home when selling to a cash buyer.
Jim Olenbush, Founder of AustinRealEstate.com, notes, “[Buyers] accepting as-is homes typically want a deal or plan to renovate. Motivated cash buyers are common, along with contractors and fix-and-flip investors. Although sale prices may be lower initially, quick closing timelines can still lead to success.”
1. Find and compare trusted cash home buyers near you
Cash home buyers are typically real estate investors or companies that purchase properties directly from homeowners. iBuyers, on the other hand, are tech-driven companies that use algorithms to make instant offers on homes. Both types of buyers offer similar benefits: quick closings, no repair requirements, and straightforward transactions. However, iBuyers are typically only interested in buying livable properties.
Before agreeing to work with one of these companies, it’s a good idea to do some research to verify that they’re trustworthy and have a solid track record of working with sellers.
Colorado real estate investor Brett Johnson advises, “When working with a cash home buyer, sellers should vet them thoroughly. Check their references, reviews, and track record. Ensure there are no hidden fees or contingencies that could lead to last-minute surprises. Clear communication and transparency are essential for a successful cash sale.”
Consider reaching out to 2-3 vetted cash buyer companies for offers — that way, you’ll be able to compare multiple offers and select the best one for you.
If you ever feel pressured to accept an offer or commit before you’re ready, don’t be afraid to walk away. Matthew Pezon, CEO of Pezon Properties, advises, “Be wary of buyers who try to pressure you into accepting their offer quickly. Take time to consider all options.”
» MORE: Compare the top cash home buyer companies.
2. Schedule the initial assessment of your property
Once you've identified potential buyers, you'll need to provide basic information about your property. Most cash buyers start with a simple online form or phone call where you'll share details about your home's location, size, and condition.
Based on this initial information, they may make a preliminary cash offer or schedule a property walkthrough and inspection to assess the home in person.
The walkthrough is typically straightforward and less stressful than traditional home showings. There’s no need to clean up or make any last-minute repairs, as these home inspectors are used to seeing homes in all types of conditions.
3. Review your final cash offer
You can expect your cash offer to be around 55%-85% of your home’s market value, depending on how many repairs are needed. In our recent home study, 66% of recent home sellers believe that selling to a cash buyer will result in an under-value sale.
“The [rule] that investors typically won't pay more than 70% of a home's after-repair value (ARV) minus repair costs is a general guideline," says New York real estate investor Chris McGuire. "However, it can vary depending on the individual investor's investment strategy, the specific market conditions, and the property's unique characteristics. Some investors may be willing to pay more if they see significant potential for value appreciation.”
If you’ve contacted multiple investors, compare their offers and contract terms. Pay attention to details beyond just the purchase price. Some buyers may deduct fees from their final offer or include contingencies in their contracts.
It’s also not a bad idea to hire a professional to review the contract before signing anything. “Hire an agent or real estate attorney to review the purchase contract,” advises Florida real estate investor Andrew Lokenauth. “Beware of lowball offers or high investor fees. Take your time and don't feel rushed.”
4. Close the deal
When you sell to a cash home buyer, the closing process is typically much faster than a traditional sale. While a conventional home sale might take 35 days to close, a cash buyer sale can take as little as 7–14 days since there’s no mortgage approval.
When you're ready to close, you'll work with a title company to handle the transaction. The cash buyer typically covers all standard closing costs, and you'll receive payment in full at closing. Most cash buyers are flexible with closing dates, allowing you to choose a timeline that works best for your situation.
How to sell your house as is with a real estate agent
📊 United States housing market overview
- 💵 Median listing price: $412,000[3]
- 💰 Median sale price: $440,126[4]
- 🏘️ Current inventory: 847,825 units (46% less than than the average housing inventory in United States[3]
- 📅 Median days on market: 66 days [3]
- 🔨 Average repair costs: $17,766-$35,533
If you don’t have the resources to make major repairs on your home, you can sell it as is with a real estate agent and possibly get a better deal than you would selling it to a cash home buyer.
Experienced realtors know how to effectively market houses in various conditions, especially if the market is favorable toward sellers. “In a seller's market, as-is sales can be more lucrative due to high demand and low supply,” says Jave Blackburn, CEO of WeBuyAnyHouseAsIs.
However, keep in mind that selling a house as is with an agent may take longer than selling to a cash buyer company. Also, you'll likely still get cash offers from interested investors (especially if your property is in poor condition).
1. Find the right agent for your as-is sale
You’ll need to find an experienced local agent who understands both the challenges and opportunities that as-is properties offer. Look for agents who have a track record of selling as-is houses in your area by checking their online profiles and recent transactions on websites like Zillow, Realtor.com, and Trulia.
If you’re selling a home in distressed or poor condition, an agent with a Short Sales and Foreclosure Resource (SFR®) certification could be a good fit for you![5]
During interviews, ask potential agents about their experience with:
- Pricing strategies for homes in as-in condition
- Marketing properties that need repairs
- Working with investors and renovation-minded buyers
- Handling seller disclosure requirements
- Managing expectations during inspections and negotiations
The right agent should also be familiar with local investors and have a network of potential buyers who specifically look for as-is properties. “Anyone can list a home for a lower price, but an experienced listing agent will have a pool of waiting buyers to pull from,” says Elisha Lopez, owner of Ocala Realty World. “If those investors and buyers are looking for a home in a certain neighborhood, they might be willing to pay top dollar no matter what the condition of the house is.“
If you’re struggling to find an agent that meets this criteria, we can match you with a vetted local agent who has experience in as-is sales and can get you up to 100% of your home’s value. Get started today with no obligation.
2. Consider making some strategic, minor repairs
In our recent home study, 26% of recent home sellers regret not making more repairs to help sell their home.
Before listing your home, consider making some strategic improvements to boost the resale value of your home (especially if you’re in a neutral or buyer’s market). “You have the scope to gain an extra 4-5% resale value just with a few cheap improvements and repairs,” says Brady Bridges, owner of Reside Real Estate.
“When selling a home as is, some repairs and improvements that make sense to do before listing on the market can be as minor as interior cosmetic facelifts like adding a fresh coat of paint, updating lighting fixtures, or replacing worn down hardware and faucets,” advises Fischer.
However, you should avoid investing time and money into major renovations, such as roof replacements, kitchen remodels, or luxury finishes. McGuire recommends that as-is sellers avoid making extensive kitchen or bathroom remodels, adding luxury features, or investing in high-end finishes. These repairs are costly and may not offer a significant return on investment.
According to our recent real estate study, home sellers spent an average of $10,000 on home repairs before and after listing their home. While you may not want to invest the time and money to fix major, costly issues, there are some minor repairs that are worth making to boost the value of your home while recouping the repair cost.[6]
Job cost: $4,513
Resale value: $8,751
% recouped: 193.9%
Job cost: $2,355
Resale value: $4,430
% recouped: 188.1%
Job cost: $11,287
Resale value: $17,291
% recouped: 153.2%
Job cost: $11,353
Resale value: $11,054
% recouped: 97.4%
Job cost: $27,492
Resale value: $26,406
% recouped: 96.1%
Job cost: $20,619
Resale value: $18,230
% recouped: 88.4%
Job cost: $17,615
Resale value: $14,596
% recouped: 82.9%
3. Set a fair price for your as-is listing
Pricing an as-is property requires a different approach than pricing a move-in-ready home. Your agent should conduct a thorough comparative market analysis (CMA) that specifically looks at:
- Recent sales of similar as-is properties in your area
- The current condition of your property compared to those sales
- The estimated cost of repairs that your property needs
- Local market conditions and buyer demographics
- The potential after-repair value of your home
Your agent will help you find the sweet spot between pricing too high (which can lead to your house sitting on the market) and pricing too low (which leaves money on the table). According to Bridges, selling your house as is “could be worth at least 15-20% less than [its] market value,” but price can vary based on the condition of your home, its location, and the local market.
After you decide on a fair price, your agent will market your house on the open market, specifying that you’re selling “as is” in the listing.
4. Disclose issues about the property
Even when selling a house as is, you must disclose known issues about your property, according to state disclosure laws.
Your agent will help you:
- Complete your state’s seller disclosure form accurately
- Understand what must be disclosed versus what's optional
- Maintain records of all disclosures and buyer acknowledgments
Remember that selling as is doesn't exempt you from disclosure requirements — but rather from the obligation to make repairs.
“The property disclosure form, where sellers must disclose known issues with the property, still must be filled out correctly,” says real estate agent Steve Nicastro. “If a significant issue is discovered during the home inspection that was not disclosed on the seller's property disclosure form, and it's an as-is contract, the buyer might argue that this issue should have been disclosed.”
5. Compare offers, negotiate, and close
As offers start to come in, carefully evaluate them based on type (cash vs. financing), buyer requests, and your personal situation.
Cash offers typically provide the quickest path to closing, often completing within 7–14 days, and come with minimal complications since there's no lender involved However, these offers usually come in below market value in exchange for the speed they offer.
Offers that require conventional loans might bring the sale price closer to market value but require more time and patience. These buyers typically need at least 35 days to close and must satisfy lender requirements, including a home appraisal and inspection.
🚨 What are minimum property requirements?
If the buyer is using an FHA, VA, or USDA loan to purchase the property, it must abide by minimum property standards.
- FHA loan minimum property standards[7]
- VA loan minimum property standards[8]
- USDA loan minimum property standards[9]
If the property doesn’t meet those standards, the buyer may request certain repairs to make the property eligible for a loan.
Once you’ve accepted an offer, the title company will conduct a thorough search for any liens or claims against the property and prepare the title insurance policy. Any title issues discovered must be resolved before closing can proceed. The buyer will conduct due diligence, which often includes a home inspection and appraisal.
If there are any issues that arise during closing, your agent or real estate attorney can help you decide the best course of action.
Frequently asked questions about selling a house as is
Yes! You can sell your house as is, without making any repairs before or after listing.
You can sell to a cash home buyer company that will pay around 70% of your home’s value. Or, you can list your home as is on the open market with the help of a real estate agent and possibly make more money on your sale.
In short, it depends on your unique situation, your property’s condition, and the local real estate market.
“In a seller's market with low inventory, you may be able to sell as is and still get a good offer, even if it's a bit under list price,” says California realtor Joy Aumann. “Buyers are eager and you’ll likely still come out ahead. I recently had a client sell a home needing a new roof and plumbing repairs for $30,000 under the list price as-is. They were thrilled.”
However, you might not have as much luck if you’re in a buyer’s market, according to Aumann. “In a balanced or buyer’s market, it’s usually best to make repairs if you can afford it. Freshening up the home with paint, new floors, and fixtures can yield a much higher sale price that covers your costs. Focus on necessary repairs and updates with the best return on investment. Don’t over-improve for your neighborhood.”
The answer varies significantly on the condition of your home, the local real estate market, and the method of selling.
If you’re selling to a cash home buyer, you can expect to make around 70% of your home’s value. For the median value home in the United States, that would be around $248,730.
If you’re selling a house on the open market (that’s in livable condition), you can expect to make around 80–85% of your home’s value. For the median value home in United States, that would be around $284,262–$302,029. (If you sell with a realtor, keep in mind you’ll need to pay real estate commission fees.)
✅ Pros
- Fast sale process when selling to a cash home buyer
- Lower upfront costs (no repair expenses)
- Minimal prep work before listing
- Fewer decisions to make
- Simpler negotiation process
🚫 Cons
- Lower sale price
- Smaller buyer pool on the open market
- Loan financing challenges (causing closing delays)
Related reading
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Vetted data sources
Our research team draws local data from prominent real estate platforms, including Zillow, Realtor.com, and Redfin, to provide insights on the national real estate market. We analyzed current home values, listing prices, sales timelines, and other metrics to create this guide on selling a house as is. We keep our pages updated with the latest market data to ensure accuracy.
We also used survey data from a few of our home-selling studies:
- Real Estate Expectations (2025): Surveyed 1,000 Americans who plan to buy or sell a home in 2025 and 340 real estate agents
- Best and Worst Ways to Sell (2024): Surveyed 1,000 recent American home sellers
- The True Cost of Selling a Home (2024): Surveyed 1,014 Americans who have sold a home since 2022
Expert interviews
We interviewed over X investors and real estate agents to get their advice about selling a house as is:
- Joy Aumann, California realtor and co-founder of Luxury SoCal Realty
- Jave Blackburn, CEO of WeBuyAnyHouseAsIs
- Brady Bridges, owner/broker of Reside Real Estate
- Matiah Ty Fischer, Las Vegas realtor and founder of AllHomesLasVegas.com
- Brett Johnson, Denver house-flipper and owner of Cash For House Pro
- Andrew Lokenauth, real estate investor and founder of TheFinanceNewsletter.com
- Elisha Lopez, owner of Ocala Realty World
- Chris McGuire, real estate investor and founder of Real Estate Exam Ninja
- Ben Mizes, real estate investor and co-founder of Clever Real Estate
- Steve Nicastro, real estate agent and investor
- Jim Olenbush, founder of AustinRealEstate.com
- Matthew Pezon, CEO of Pezon Properties
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