Selling a House ‘As Is’ in Henderson

Looking to sell a house “as is” in Henderson? Whether you’ve got a fixer-upper in Green Valley Ranch or recently inherited a relative’s home in Seven Hills, sometimes it makes the most sense to skip repairs, get a fair offer, and move on.

“The most common reason people sell their property as-is is convenience. They want an offer quickly, and they don’t want to deal with showings,” says Leslie Carver, a top Henderson real estate agent with over 30 years of experience. She also works with 81% more single-family homes than the average agent in her market.

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

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

What is ‘as is’ condition in real estate?

“As is” is a type of home sale in which it’s understood by both the buyer and seller that no improvements will be made to the property. When selling a house “as is,” the seller chooses not to entertain buyers’ requests to complete certain repairs or provide a credit for fixes.

An as-is sale can also signal that some home features, such as an older roof or a stove nearing the end of its lifespan, may not perform to their full functionality.

When selling a home “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Homes sold “as is” often need some work or may be cosmetically outdated.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 perfect, move-in-ready condition.

According to Carver, most sellers who choose an “as is” sale are dealing with minor repair items they’d rather not take on, instead of major structural issues or full renovations.

“As is” sales often appeal to investors looking for their next renovation project, as well as buyers hoping to find a lower-priced home with strong potential in a desirable area.

What problems do you have to disclose in Henderson?

Choosing to sell a house “as is” in Henderson doesn’t mean you can sweep any known issues about the property under the rug.

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

According to the document, Nevada law requires sellers to disclose “any and all known conditions and aspects of the property which materially affect the value or use of the residential property in an adverse manner.”

The form will walk you through documenting what you know about the property’s systems and appliances (such as electrical, plumbing, sewer, heating, cooling, water heaters, and built-in appliances) as well as major property conditions, including moisture issues, structural defects, roof problems, past infestation, mold, and environmental hazards.

You’ll also be prompted to fill out information about:

• Land/foundation concerns (unstable soil, settling, drainage, flooding, high-water table)
• Whether any work was done without the required permits
• Shared features (walls, fences, shared driveways)
• Homeowners association issues (fees, unpaid assessments, notices, litigation)
• Water source, sewer/septic, wells, conservation easements, and solar panels

No matter how you choose to sell your home, you’ll still be required to make these disclosures to the best of your ability. However, Nevada law does allow for certain exceptions, such as sales between co-owners, spouses, by foreclosure, or the first sale of a newly built residence by a licensed contractor.

“Even when you’re selling a property as-is you still have to disclose anything you’re aware of,” says Carver. “Unless it’s an estate sale — then they are exempt from the disclosure.”

Review your options to sell ‘as is’ in Henderson

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 can offer simple presentation tips to improve marketing, set an appropriate price that reflects the home’s condition, and work to find a buyer who’s willing and eager to buy your home in its current state.

“Usually I take it case by case, but I ask a lot of questions about why they’re trying to sell as-is and what their ultimate goal is so I can help them with their goal,” says Carver.

If a seller’s main goal is to avoid repairs, Carver argues that it’s often still worth handling a few minor fixes, especially since she can connect them with trusted local painters, handymen, and electricians.

“A lot of those repairs can be completed pretty inexpensively, and buyers are going to deduct three to five times what they perceive as ‘needed’ in repair. So, it’s going to cost them a lot more money to sell as-is than to possibly complete those repairs,” she says.

Sell directly to a cash buyer

Someone who’s seeking an as-is home sale can also work directly with a property investor or house-buying company rather than list on the open market, where it may be difficult to get an offer from a limited buyer pool.

We Buy Houses companies buy “as is” at a discounted rate and generally look to purchase homes that are in need of significant repairs. These companies can help sellers cash out quickly, and many will cover sellers’ closing costs in full.

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 potentially also has a strong network of investor connections.

Your agent should also be willing to go the extra mile on marketing. Considering that more than half of Americans say they would prefer to buy a home that’s move-in-ready, an “as is” sale likely has a reduced buyer pool from the start.

Consider a pre-listing inspection

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

“The first thing a buyer thinks about when they see a property sold as-is is ‘Why? What’s wrong with the home? Why are they selling it as-is? Is there something big I need to know about?” says Carver. “A pre-inspection relieves some of those concerns. That makes a big difference in disclosing and providing some kind of inspection to the buyer so they have a general idea of what the repairs are.”

Price to reflect ‘as is’ condition

The median sale price for homes in Henderson hit $539,900 in December 2025, a 1.1% increase over the year prior.

According to Carver, homes that are advertised as ‘as is’ from the beginning will typically sell for at least 5%-10% less than fair market value. However, she notes that emphasizing the ‘as is’ condition during negotiations rather than the marketing can lead to a smaller price reduction.

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 described condition. Once you input your address, we’ll provide you with a preliminary home value estimate in less than two minutes.

What is Your Henderson Home Worth?

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Do ever-so-light preparations

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

• Declutter and depersonalize
• Deep cleaning
• Add a fresh coat of paint to the walls
• Replace worn flooring and carpeting
• Hire a staging professional

“Doing those kinds of things can really make a difference in getting top dollar these days. You’ve got to price well and show well to get top dollar,” says Carver.

Photograph to show potential

Your home listing warrants professional photography regardless of its condition. A professional photographer will take care 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 homeowners earn 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
• Public transportation

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 Henderson include priced to sell, fixer-upper, handyman special, or a “call for investors.”

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

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 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.

Carver advises that sellers save the focus on as-is condition until negotiations, once they already have an offer in hand.

“Even if they don’t have the money to complete repairs, depending on what the item is, I rarely recommend advertising to sell the property as-is, because once we get an accepted offer, we can even negotiate a credit at closing without selling as-is,” she says.

Be aware of minimum property standards for certain loans

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

If you do end up working with a financed buyer, keep in mind 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 are typically examined by a state-licensed, independent appraiser contracted by the buyer’s mortgage company.

If you’re not sure 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 will comply 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 more significant repairs — you may want to consider accepting a cash offer if you receive one. Cash eliminates the lender-ordered appraisal as well as the time it takes to close on the buyer’s loan, creating a quicker and more direct path to settlement.

Pros of listing a home ‘as is’:

• Save time and money on prepwork
• Reduce negotiations from the inspection
• Practical solution for out-of-state owners and inherited homes

Cons of listing a home ‘as is’:

• Limited pool of buyers
• 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 listing a home “as is,” let’s explore the alternative of working with an investor. While the exact process varies between businesses, the steps to selling your home to a house-buying company typically look something like this:

1. Decision: A homeowner decides a traditional listing isn’t for them. Perhaps their home needs a lot of work, or they want to avoid hosting any showings or open houses. They’re concerned about finding a buyer who’s willing to purchase their home “as is” in its current condition.
2. Contact: A seller contacts a home-buying company in their area and provides some basic information about their home.
3. Preliminary offer: At this point, some house-buying companies will provide a preliminary offer that is subject to change after a house assessment.
4. Assessment: The company will schedule a walkthrough of the property to evaluate its condition, usually within 24 to 48 hours of initial contact.
5. Firm offer: The company makes a firm offer (usually within 24 hours, sometimes on-site after the walkthrough), which you can choose to accept or decline. Most of these companies will not negotiate on price, so the offer is typically a take-it-or-leave-it scenario.
6. Closing: If you accept the offer, you and the company will each sign the contract, and the closing process 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, though this varies by company. 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’ll share 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 an all-cash offer to buy your home in as little as a week.

Skip repairs

There’s no need to call the roof inspector or drain your savings to replace the HVAC. HomeLight will provide an offer for homes in virtually any condition.

Sell when it’s convenient

Hoping to move right away? Or need a little more time to get the house packed up? 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 quickly and efficiently compared to someone who needs traditional financing. With Simple Sale, you can close in as little as 7 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 Henderson

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