Selling a House ‘As Is’ in Arkansas

If you’re selling a house “as is” in Arkansas, you may be dealing with a fixer-upper, an inherited property, or a home that simply isn’t worth updating before it goes on the market.

“The most common reason I see is that most of the sellers I work with want to avoid the cost and hassle of repairs,” says Walter Washington, a top-performing Arkansas real estate agent. “A lot of times, they also need to move quickly. That could be for financial reasons, personal reasons, divorce, a job relocation — you name it.”

Still, selling a house “as is” can mean receiving a lower offer, and buyers may try to negotiate regardless of the condition disclaimer. Below, we’ll break down how to approach an as-is sale in Arkansas, the different ways to get an offer, and what you can expect along the way.

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

What is ‘as is’ condition in real estate?

In Arkansas, an as-is home sale signals that no repairs or updates will be made before closing. When selling a house “as is,” the seller is choosing not to take on buyer requests for fixes or offer credits for needed work.

It also means there’s no guarantee regarding the lifespan or performance of certain features — whether that’s an aging roof, outdated systems, or an appliance nearing the end of its usefulness.

In an as-is sale, the home’s overall condition should already be reflected in the listing price to the best of the seller’s knowledge.

Which types of homes are sold ‘as is’?

Homes sold “as is” typically need repairs or have dated finishes — it’s not a label you’d expect on a property that’s fully updated and move-in ready.

Washington says as-is sales in Arkansas are common in a range of situations: “It can range from older homes or properties needing major repairs, to inherited homes, or even rentals that have just seen heavy use over the years.”

These listings often appeal to investors looking for their next project or to buyers hoping for a deal, especially if the home offers strong potential or sits in a desirable location.

What problems do you have to disclose in Arkansas?

Selling a house “as is” in Arkansas doesn’t mean ignoring or hiding known issues with the property. Arkansas is a caveat emptor (buyer beware) state, which means there’s no state law requiring every home seller to provide a formal written property disclosure. However, that doesn’t eliminate all responsibilities for sellers — or for their real estate agents.

According to the Arkansas Real Estate Commission, sellers themselves are not legally required to disclose every detail about their property. But real estate agents are required to make “reasonable efforts” to learn and share material facts that could affect a property’s value or desirability. In other words, an agent can’t knowingly misrepresent a home’s condition, even in an as-is sale.

Because of this, most Arkansas real estate professionals encourage sellers to complete the Arkansas Seller’s Property Disclosure Form, even though it isn’t mandated by state law. The form helps document what you know about the property and protects both parties by reducing misunderstandings later.

The disclosure form asks sellers to share what they know — or don’t know — about issues across key areas of the home, including:

• Structural components (foundation, walls, drainage)
• Roof condition and any known leaks
• Plumbing performance and past issues
• Electrical system age or defects
• Heating and cooling system condition
• Water intrusion or moisture concerns
• Environmental hazards, including federally required lead-based paint disclosure for pre-1978 homes
• Appliances and mechanical systems that may not function properly
• Property considerations, such as easements or HOAs
• Past repairs or known damage

“Sometimes when I talk to my sellers — whether they’re ones I’ve worked with in the past or people I just call on a regular basis — they may overlook disclosing things like previous repairs, flooding, or boundary disputes. And it’s usually not because they’re trying to hide anything, but just because they forgot. So, like I always tell them, it’s best to err on the side of full disclosure — that way we avoid any issues later on,” says Washington.

Review your options to sell ‘as is’ in Arkansas

If you plan on selling a house “as is” in Arkansas, you have a couple of options to consider:

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

A skilled Arkansas real estate agent can guide you through every step of listing and selling a home “as is.” They’ll offer straightforward presentation tips to help your home show well, recommend pricing that aligns with its current condition, and work to attract buyers who are comfortable purchasing the property exactly as it stands.

Sell directly to a cash buyer

If you need to sell a home “as is,” you can also work directly with a property investor or house-buying company instead of listing on the open market, where the buyer pool may be limited.

We Buy Houses operations purchase properties “as is” at a discount and often target homes needing major repairs. They offer speed and simplicity, and many will even cover the seller’s 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’

Choosing the right agent becomes even more important when selling a property “as is.” Look for someone who’s comfortable representing homes that need work and who has strong investor connections.

Marketing also matters. Since most 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 can be a smart move, even for an as-is sale. It gives you clarity on issues that may affect the property’s value and helps you price accurately from the start. If a buyer later requests a price reduction after their own inspection, you’ll have documentation showing those repair needs were already factored into your list price.

“Here’s the thing: the buyer is most likely going to get an inspection anyway. So if we get our own independent inspection on our side, it helps us minimize those surprises that could be a deal breaker,” says Washington.

He explains that it helps set a realistic price and signals transparency to buyers, which can build trust and streamline negotiations.

“It allows us to decide if, on the selling side, we’re willing to make some minor, high-impact repairs that could lead to a better sales price,” he adds.

Price to reflect ‘as is’ condition

Recent market data shows the median sale price for homes in Arkansas reached $287,500 in October 2025, up from the year prior.

Washington notes that as-is properties in the region generally sell for 10% to 30% below market value, with condition and location playing the biggest role in determining price.

“Beyond that, I tell my sellers or clients to factor in closing costs, commissions, taxes, and any outstanding liens. Setting those realistic expectations upfront helps keep the transaction on track and reassures everyone that the offer we’re considering is solid, instead of chasing a higher price that might fall through,” he says.

To get a sense of your home’s potential value, you can start with a free estimate from HomeLight’s Home Value Estimator (HVE).

The tool 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 estimate in under two minutes.

What is Your Arkansas Home Worth?

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Do ever-so-light preparations

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

• Clear out personal belongings to give the home a clean, blank slate
• Do a thorough deep clean so buyers can see the property’s potential
• Consider low-cost cosmetic updates like fresh paint or simple landscaping
• Boost curb appeal with basic yard cleanup or fresh exterior touches
• Provide helpful documentation such as utility records, warranties, and any available home history

“Those things don’t require a big financial investment but can help buyers feel more confident moving forward,” Washington explains.

Photograph to show potential

Professional photography is essential, even when a home needs work. A skilled photographer knows how to capture each room from the best angle, use balanced natural and interior light, and edit for ideal brightness.

Wide-angle lenses also help show full spaces rather than partial rooms. Listings with professional photography can command significantly higher prices per square foot compared to those without it. In most cases, your real estate agent will arrange the photo shoot for you.

Highlight the surrounding area

Buyers drawn to an as-is property often care as much about the location as the structure itself. Use your listing to spotlight desirable nearby amenities such as:

• Downtown areas
• Major employers
• Parks and green spaces
• Sports venues and entertainment districts
• Lakefront views or access
• Highly rated schools
• Access to outdoor activities
• Public transportation

Include ‘as is’ in the listing

If your listing doesn’t clearly state that the home is being sold “as is,” buyers may assume you’re open to repairs or credits. Common Arkansas descriptors include priced to sell, fixer-upper, handyman special, or investor opportunity.

To balance this messaging, work with your agent to write a property description that still highlights the home’s strongest features.

Understand buyers may still negotiate

Labeling a home “as is” doesn’t prevent buyers from requesting concessions after inspections. A skilled agent can help hold the line on your pricing strategy and keep negotiations on track.

“I encourage sellers, even if they’re hesitant, to get an inspection themselves. Doing so can help avoid surprises, build trust with buyers, and give the seller a stronger position when negotiating. Even in as-is deals, buyers — especially those financing — may still ask for repairs or concessions for major issues or safety hazards,” says Washington.

Be aware of minimum property standards for certain loans

When you place your Arkansas 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.

But if you do end up working with a financed buyer, be aware that different mortgage types (such as conventional loans or government-backed FHA, USDA, or VA loans) have different minimum property standards. These standards relate to the overall condition of a property, which will influence the lender’s willingness and/or ability to finance a buyer’s loan.

A buyer’s mortgage company hires a state-licensed, independent appraiser to examine the property’s value and condition before approving financing.

If you’re unsure whether your home will meet appraisal requirements, you can start by taking a look at the FHA minimum property standards. If your house complies with FHA, then it complies with most other lenders’ requirements.

“One thing I like to tell my buyers is that if we’re selling ‘as is’ and the home still happens to qualify for financing, we want to look at the four S’s: safe, sound, secure, and sanitary. That way it can pass an FHA appraisal — or something similar — and help open up the buyer pool,” says Washington.

Prioritize a cash offer if you receive one

While some lenders may finance a fixer-upper, cash buyers often provide the smoothest path forward. Cash removes lender-required appraisals and cuts out loan timelines, increasing the odds of a quicker, cleaner closing.

Pros of listing an Arkansas home ‘as is’: 

• 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 an Arkansas 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 Arkansas, let’s look at an alternative: working with an investor. While the process varies from business to business, the steps for selling to a house-buying company typically go something like this:

1. Decision: An Arkansas homeowner decides a traditional listing isn’t right for them. Perhaps their house needs significant work, or they’d rather not host showings or open houses. They’re concerned about finding a buyer willing to purchase their home “as is” in its current state.
2. Contact: A seller contacts a company that buys homes in their area and provides some basic property information.
3. Preliminary offer: At this stage, some house-buying companies provide an initial offer that’s subject to change after a house assessment.
4. Assessment: The company schedules a walkthrough of the property to evaluate 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 companies won’t negotiate on price, so it’s a take-it-or-leave-it offer.
6. Closing: If you accept the offer, you and the company each sign the contract, and closing begins. Some companies offer a large deposit or moving cost assistance, and a few may even cover the entire home purchase 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.

Unsure where you can 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 provide you with a full 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 extend an offer for homes in almost any condition.

Sell when it’s convenient

Want to move out immediately or need extra time to pack? Either way, the choice is yours. Select a move date within 30 days of closing that fits your schedule.

Close with certainty

Cash buyers don’t need a lender’s involvement to purchase a home, meaning they can move quickly 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.

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

Additional We Buy Houses companies in Arkansas

Below, we’ve put together a list of some of the leading companies that purchase homes “as is” for cash in Arkansas: