Selling a House ‘As Is’ in Atlanta

Looking to sell a house “as is” in Atlanta? Whether you’ve got a fixer-upper or recently inherited a relative’s home, sometimes the goal is to skip repairs, get a fair offer, and move on.

Tanya Ess-Young, a Georgia real estate agent with over 20 years of experience, says that finances are often one of the biggest reasons homeowners choose to sell their property “as-is.”

“[It’s] people that really don’t have the financial means to fix things. Also, homes that are kind of older. The property is older, and they know they can’t really put the money into fixing it up the way they would like to,” she tells HomeLight.

However, selling a house “as is” usually means accepting a lower offer, and it doesn’t always prevent buyers from trying to negotiate savings. Let’s take a closer look at how to sell a house in Atlanta, your options for getting an offer, and what to expect from the process.

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

What is ‘as is’ condition in real estate?

“As is” is a type of home sale in which it’s understood that no improvements will be made to the property. When selling a house “as is,” the seller declines to entertain buyers’ requests to complete repairs or provide a credit for them.

An as-is sale may also indicate that the functionality and longevity of certain components of the home, such as a stove on its last legs or an older roof, is not guaranteed.

Ess-Young likes to keep sellers aware of the realities of selling their property “as-is”.

“I say, I don’t mind you doing that, but just keep in mind appraisal comes out there, and this stuff that needs to be done, based on the appraised value, something that they can’t just let go, it has to be done. Keeping them aware that an appraisal might say otherwise,” she says.

When selling a house “as is,” the general condition of the property should already be accounted for in the purchase price of the home to the best of the seller’s knowledge.

Which types of homes are sold ‘as is’?

Homes sold “as is” often need some work or may be cosmetically outdated. It’s not a label you’re likely to put on a listing in pristine, move-in-ready condition.

“As is” sales often attract investors searching for their next flip or buyers seeking a bargain, perhaps on a home in a great location with lots of potential.

What problems do you have to disclose in Atlanta?

Selling a house “as is” in Atlanta doesn’t mean sweeping known problems about the house under the rug.

A good time to fill out the Seller’s Property Disclosure Statement is prior to listing your home or requesting an offer, so that you know it’s taken care of.

The form will walk you through documenting what you know about

• The year the main residential dwelling was constructed.
• Has there been any settling, movement, cracking, or breakage of the foundations or structural supports of the improvements?
• Is any portion of the heating and cooling system in need of repair or replacement?
• Is there now, or has there been any water intrusion in the basement, crawl space, or other parts of any dwelling or garage?

These are just some of the things you’ll have to consider.

No matter what method you choose to sell your home, you are required to make these disclosures to the best of your ability.

“There are two different types in Atlanta, one that’s more of a long-form disclosure and one that’s a late-informed disclosure,” Ess-Young says.

[Sellers] tend to lean towards the late-informed disclosure, but I tell them to keep in mind that it can put a stigma on your property because, why wouldn’t they fill out the whole disclosure? I know it sells “as-is”, but if they lived in the house, they should know the age of the HVAC and certain things on the regular disclosure, but a lot of them don’t want to fill out the regular disclosure,” she adds.

It’s important to note that Atlanta also does not allow certain exceptions for sellers who haven’t lived in the home. The document notes that “If Seller has not occupied the Property recently, Seller’s knowledge of the Property’s condition may be limited”, but the seller is still required to answer all questions to their actual knowledge and belief.

However, Georgia is also known as a “caveat emptor” state, meaning “buyer beware.”

Because of this, sellers aren’t legally required to list every possible material defect for a property. It can still serve as a red flag for potential buyers, who will likely want to inspect every aspect of the property anyway, so it’s usually good to be as transparent as possible from the get-go.

Review your options to sell ‘as is’ in Atlanta

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

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

A great real estate agent will provide assistance throughout the process of listing and selling a home “as is.” An agent gives simple presentation tips to improve marketing, helps to set an appropriate price that reflects the home’s condition, and works to find a buyer who is willing and eager to buy your home in its current state.

Sell directly to a cash buyer

Someone needing to sell their 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 usually buy “as is” at a discounted rate and generally seek out homes in need of substantial repairs. These companies can help sellers cash out quickly, and many will cover a 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’

Your choice of real estate agent always matters, but even more so when selling a property “as is.” It’s important to find the right match. You’re looking for an agent who doesn’t shy away from listings that need a little TLC and maybe has a strong network of investor connections.
Consider a pre-listing inspection

A pre-listing home inspection is the same as a standard home inspection except that the seller pays for it before listing their home on the market. It may sound like a counterintuitive step for an as-is sale, but getting the inspection results upfront can illuminate any issues that could affect the home’s value and inform an accurate pricing strategy. If a buyer requests further price reductions based on their own inspection, you might be able to point out that the estimated cost of certain repairs was already baked into the list price.

Ess-Young recommends a pre-listing inspection because it “gives buyers an idea, visually”, of the condition of the home, she tells HomeLight.

“It is a great benefit because it gives them a mental and physical idea of what’s going on with their house, even though they don’t want to see it, but it’s right there in the inspection. It feels less detrimental in any transaction, in any deal,” she adds.

Price to reflect ‘as is’ condition

The median sale price for homes in Atlanta hit $605,000 in September 2025, a 23.5% increase over the year prior.

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 gather details about your home, such as the property type and condition. Input your address, and we’ll provide you with a preliminary home value estimate in under two minutes.

Ess-Young says she likes laying out the numbers clearly for the sellers, so they can see the full scope of what their home will sell for and how it is priced.

“I usually do a “net to sell.” It’s a net sheet, so my sellers can see what should be on there, she says.

“If it’s not really that much that’s going on with your property, but the home warranty will cover the HVAC system, a water heater, you may want to put some seller concessions on there,” Ess-Young adds.

What is Your Atlanta Home Worth?

Enter your address and get a preliminary estimate of home value in under two minutes.

Get Started

Do ever-so-light preparations

Even for as-is home listings in Atlanta, Ess-Young says curb appeal and decluttering are essential.

“Outside is so important. That’s the main thing: half the time, when this curb appeal isn’t there, people don’t want to go into the house,” she says.

She also notes the importance of depersonalizing the home.

“You don’t need to put the pictures and all of that up there so people can visually see their stuff in your home,” she says.

Photograph to show potential

Your home listing warrants professional photography regardless of its condition. A professional photographer will take steps to shoot each room from the best angle, ensure optimal interior and natural lighting, and edit for the ideal brightness and exposure.

A high-quality camera with a wide-angle lens is also essential to showcasing entire rooms rather than half or three-quarters of what’s there. For these reasons and more, professionally photographed homes can help earn homeowners up to a 47% higher asking price per square foot compared to houses marketed without professional photos.

Your real estate agent will almost always arrange for professional photos as part of the listing process.

Highlight the surrounding area

A home’s location will be important to buyers seeking out a home 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 (ocean or a lake)
• Highly rated schools
• Access to outdoor activities

Include ‘as is’ in the listing

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

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

Understand that 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 you felt was already reduced to reflect the home’s condition. One of the best defenses you can have is an agent who takes a hard stance to prevent a deal from going south for the seller.

Be aware of the minimum property standards for certain loans

When you place your 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 are standards related to the overall condition of a property, which will play a role in the willingness and/or ability of a lender to finance a buyer’s loan.

Before properties can be financed, their value and condition is typically examined by a state-licensed, independent appraiser contracted by the buyer’s mortgage company.

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.

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 “as is” — especially one that 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 required to close the buyer’s loan, creating a faster, more straightforward path to settlement.

Pros of listing a 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 a home ‘as is’:

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

Consider a program like Simple Sale

If you aren’t sure where to get a cash offer, consider Simple Sale, a real estate 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 provide an offer for homes in almost any condition.

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 nimbly and quickly compared to someone who needs financing. With Simple Sale, you can close in as little as 10 days, compared to the 30-60 days or longer it typically takes to close with a financed buyer.

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

Additional We Buy Houses companies in Atlanta

Below, we’ve compiled a list of leading companies that purchase homes “as is” for cash in Atlanta, along with information about each.