Selling a House ‘As Is’ in Denver

Thinking about selling a house “as is” in Denver? Maybe it’s a fixer-upper you don’t want to tackle or a home you’ve recently inherited and need to part with quickly. In these cases, skipping repairs and moving straight to an offer can be the easiest path forward.

“The most common reason I see people sell their property ‘as is’ is because they don’t want to make any repairs or may not have enough money to do so,” says Robert Hryniewich, a HomeLight Elite Agent who works with over 82% more single-family homes than the average pro in his market.

Still, selling “as is” often comes with trade-offs. Offers are usually lower, and buyers may still try to negotiate once their inspection is done. Let’s take a closer look at what selling this way in Denver really means, the types of offers you can expect, and what the process involves.

Fast facts about selling a house ‘as is’ in Denver

What is ‘as is’ condition in real estate?

An as-is sale means the seller puts the home on the market exactly as it stands, with no plans to make improvements. The seller also declines requests from buyers for repairs or credits.

This type of sale often signals that certain features — like an older roof or a stove that’s wearing out — may not last much longer.

In an as-is deal, the seller factors the property’s overall condition into the asking price upfront, based on what they know about the home.

Which types of homes are sold ‘as is’?

Homes sold “as is” often need significant work or cosmetic updating. It’s not a label you’re likely to put on a listing in move-in-ready condition.

As-is sales often attract investors searching for their next flip or buyers seeking a bargain, perhaps on a home with potential and located in a great neighborhood.

“I tell sellers to expect a lower sales price, as selling a house ‘as is’ usually raises a red flag. People will automatically assume there is something wrong with the property, even if there are no actual issues,” says Hryniewich.

What problems do you have to disclose in Denver?

Selling a house “as is” in Denver doesn’t mean you can ignore known problems about the house.

A good time to complete the Seller’s Property Disclosure form is before listing your home or requesting an offer so that you know it’s taken care of.

According to the document, the seller is sharing everything they know about the property as of that date. If something changes, they need to let the buyer know right away. Not disclosing a known problem could leave the seller legally responsible.

The form will walk you through documenting what you know about your home’s structural foundations, roof, and electricity.

You’ll need to fill out information about the following:

• Structural conditions
• Roof (leaks and damages)
• Appliances
• Electrical and Telecommunications
• Mechanical
• Ventilation, air conditioning, and heating system
• Water, sewer, flooding, and drainage problems

However you decide to sell, you’re required to share what you know about the home. “Homeowners often overlook minor repairs and fail to disclose them, which could result in a lawsuit. Remember: disclosure is never a bad thing,” says Hryniewich.

Review your options to sell ‘as is’ in Denver

The main options to sell a house ‘as is’ include:

List ‘as is’ with the help of a real estate agent

A skilled Denver real estate agent can guide you through every step of listing and selling a home “as is.” They’ll offer simple advice to make your home more marketable, set a price that reflects its condition, and work to connect you with buyers who are comfortable purchasing a property in its current condition.

Sell directly to a cash buyer

Someone needing to sell their Denver home “as is” can also work directly with a property investor or house-buying company rather than list, where it may be difficult to get an offer from a limited buyer pool.

We Buy Houses companies typically purchase homes “as is” at a discount, focusing on properties that need major repairs. For sellers, this route offers speed — often with the added benefit of covered closing costs.

Steps to list ‘as is’ with the help of a real estate agent

Find an agent willing to list the home ‘as is’

Your choice of real estate agent is always important, but even more so when selling a house “as is.” You’re looking for an agent who doesn’t shy away from listings that need extra work and maybe has a strong network of investor connections.

A great agent will also be willing to put more effort into marketing. Given that a majority of Americans say they would prefer to buy a move-in-ready home, an as-is sale likely has a smaller buyer pool from the start.

Consider a pre-listing inspection

A pre-listing inspection works just like a standard home inspection, except the seller pays for it before putting the house on the market. While it may seem unnecessary for an as-is sale, the report can highlight issues that affect the home’s value and help set a realistic price. And if a buyer later asks for a discount based on their own inspection, you can point out that repair costs were already factored into your list price.

“If you mention to the buyer that the house has been pre-inspected, they will more than likely want to see the report,” says Hryniewich. “I believe this lowers the risk of termination, as it’s viewed as a form of disclosure.”

Price to reflect ‘as is’ condition

The median sale price for homes in Denver hit $670,000 in July 2025, a 3.6% decrease from the previous year.

Hryniewich says that homes sold “as is” in the area typically sell for 10 to 15% less than regular listings. “Depending on the property’s condition or specific issues, that percentage may increase.”

You can start with a free estimate from HomeLight’s Home Value Estimator (HVE).

Our HVE combs public data, including tax records and assessments, and pulls recent sales records for other properties in your neighborhood. Using a short questionnaire, we also factor in specifics about your home, such as the property type and its condition. Enter your address, and you’ll receive a preliminary home value estimate in under two minutes.

“I tell sellers to consider listing the property below market value, especially if it’s in need of repairs. I typically subtract 150% of the total estimated repair cost from the market price to determine the as-is value. This allows buyers to see potential rather than problems,” advises Hryniewich.

What is Your Denver Home Worth?

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Do ever-so-light preparations

Even for as-is home listings in Denver, Hryniewich typically recommends that sellers complete the following:

• Schedule a professional deep cleaning
• Declutter the home
• Focus on curb appeal
• Get repair bids upfront to understand the true scope and cost of needed work

“These bids also help during negotiations, as buyers often estimate repairs at two to three times their actual cost,” he explains.

Photograph to show potential

No matter the condition of your Denver property, professional photos make a big difference. A skilled photographer will capture each room from the best angle, balance natural and interior lighting, and edit for clarity and brightness.

Wide-angle lenses also allow buyers to see entire rooms instead of partial views. Homes marketed with professional photography can sell for as much as 47% more per square foot — and most agents include this service as part of the listing process.

Highlight the surrounding area

Your home’s location within Denver is important, as buyers are seeking out a property with potential. Mention in your as-is listing if your home is close to any of the following:

• Downtown areas
• Major employers
• Parks and green spaces
• Sports venues and entertainment districts
• Waterfront views or access (lake, river, or creek)
• Highly rated schools
• Access to outdoor activities
• Public transportation

Include ‘as is’ in the listing

Unless you explicitly mention that you’re selling your house “as is,” buyers will have no idea of your intentions with the listing. Other common descriptors mentioned in Denver as-is listings include price to sell, fixer-upper, handyman special, or a “call for investors.”

To balance the focus on your home’s as-is condition, work with your agent to create a property description that highlights your property’s best features.

Understand buyers may still negotiate

Listing “as is” provides no guarantee that buyers won’t try to negotiate savings on their purchase, even on an asking price that you feel already reflects the home’s condition. One of your best defenses is hiring an agent who takes a firm stance to prevent a deal from going south for the seller.

Be aware of minimum property standards for certain loans

When you put your Denver home on the market, it’s hard to predict if your top offer will come from a cash buyer or a buyer pre-qualified for a home loan.

If you end up working with a financed buyer, be aware that different mortgage types (such as conventional or government-backed FHA, USDA, or VA loans) have different minimum property standards. These standards focus on the home’s condition and influence whether a lender will approve the loan.

Before approving financing, the buyer’s mortgage company hires a state-licensed appraiser to evaluate the home’s value and condition.

If you’re unsure whether your property will pass appraisal, start by reviewing the FHA minimum property standards. A home that meets FHA guidelines will usually satisfy the requirements of most other lenders as well.

Prioritize a cash offer if you receive one

On occasion, conventional lenders may even finance a fixer-upper property sold “as is,” and it’s not impossible to finance a fixer-upper with an FHA loan. However, if you’re selling a house in its current condition — especially if it needs heftier repairs — you may want to consider accepting a cash offer if you receive one.

Cash eliminates the lender-ordered appraisal and the time it takes to close on the buyer’s loan, creating a faster and clearer path to settlement.

Pros of listing a home ‘as is’ in Denver: 

• Save time and money on prepwork
• Possibility of reducing negotiations from the inspection
• Solution for out-of-state owners and inherited homes

Cons of listing a Denver home ‘as is’:

• Limited buyer pool
• Expect lower offers
• Negotiations and repairs aren’t always off the table

Steps to sell directly to a cash buyer

Now that we’ve covered the general process of selling a house “as is” in Denver, let’s discuss an alternative: working with an investor. While it can vary from business to business, here’s the process of selling to a house-buying company:

1. Decision: A Denver homeowner decides a traditional listing isn’t for them. Perhaps their house needs significant work, or they don’t want to host any showings or open houses. They’re concerned about finding a buyer willing to purchase their home “as is.”
2. Contact: The seller contacts a company that buys homes in their Denver neighborhood and provides some basic information about their home.
3. Preliminary offer: Some house-buying companies will provide a preliminary offer, though this is subject to change after a house assessment.
4. Evaluation: The company schedules a walkthrough of the property to assess its condition, usually within 24 to 48 hours.
5. Firm offer: The company makes a firm offer (usually within 24 hours, sometimes on-site after the walkthrough), which you can accept or decline. Most of these companies will not negotiate on price, so the offer is a take-it-or-leave-it scenario.
6. Closing: If you accept the offer, you and the company will each sign the contract, and closing will begin. Some companies offer a large deposit or moving cost assistance, and a few may even pay for the home upfront.
7. Payment: The seller receives payment quickly, typically within seven days to a few weeks. This can vary by company, and sellers who work with a house-buying company often enjoy flexibility in choosing a move-out date that works for them.

If you aren’t sure where to get a cash offer, consider Simple Sale, a solution from HomeLight. With Simple Sale, you tell us a bit about your home, such as whether it’s a single-family or condo, and how much work it needs. From there, we’ll extend a cash offer to buy your home in as little as a week.

Skip repairs

No need to call the roof inspector or drain your savings to replace the HVAC. HomeLight will buy homes in almost any condition in Denver and nationwide.

Sell when it’s convenient

Want to get out right away? Or need a little more time to pack? Either way, we’re flexible. Pick a move date that works for your schedule within 30 days of closing.

Close with certainty

Cash buyers don’t need a lender’s involvement to purchase a home, meaning they can move fast compared to someone who needs financing. With Simple Sale, you can close in as little as 7 days, compared to the 30 to 60 days or longer it typically takes to close with a financed buyer.

Curious to know more about Simple Sale? Hear it firsthand from one of our valued clients in the video below.

Additional We Buy Houses companies in Denver

Below, we’ve compiled a list of some of the leading companies that purchase homes “as is” for cash in Denver and information about each.