Selling a House ‘As Is’ in Las Vegas

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

“Typically, people who want to sell their homes as-is are individuals who want to get out of their home quickly or who realize that their home needs a lot of improvement in order to sell on the marketplace,” says Zach WalkerLieb, a top-performing Las Vegas agent who works with 71% more single-family homes than the average local agent.

In general, selling a house “as is” usually means accepting an offer below market value, and it doesn’t always prevent buyers from trying to negotiate a lower price. In this article, we’ll take a closer look at how to sell a house as-is in Las Vegas, your options for getting an offer, and what to expect from the process.

Fast facts about selling a house ‘as is’ in Las Vegas

What is ‘as is’ condition in real estate?

“As is” is a type of home sale in which it’s understood by both parties that no improvements will be made to the property before it changes hands. 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 may also indicate that the functionality and longevity of certain components of the home are not guaranteed, such as an older roof that needs replacing or a fridge on its last legs.

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.

“If you really want to market the home as-is to the public, then the best thing to do is to price it appropriately, meaning to price it with buyers already having the expectation that there’s going to be issues with it, so they’re going to be looking for a bit of a discount,” advises WalkerLieb.

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Homes sold “as is” often need some work or may be cosmetically outdated.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 very likely to put on a listing in perfect, 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.

“The homes that are typically sold as-is are ones that are in rough condition or need renovations,” says WalkerLieb. “However, you also have homes selling in as-is condition on the luxury side of things, where minor repairs aren’t as large a percentage of the transaction. It’s more about negotiating the bigger terms like price, rather than smaller terms like repairs, in ultra-luxury properties as well.”

What problems do you have to disclose in Las Vegas?

Selling a house “as is” in Las Vegas doesn’t mean you can sweep any known problems about the house under the rug.

It’s a good idea to fill out the Seller’s Real Property Disclosure Form prior to listing your home or requesting an offer so that you know it’s 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 most important thing for sellers to complete properly and to consider is called the Seller’s Real Property Disclosure Form, and that’s where they disclose everything that they know is wrong with the home. The biggest liability that a seller faces when selling a home as-is is not properly disclosing known issues, because they can be liable for three times the damages if they don’t disclose something properly,” warns WalkerLieb.

The form will walk you through documenting what you know about the home’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 which method you choose to sell your home, you’re required to make these disclosures to the best of your ability. However, Las Vegas does allow certain exceptions, such as sales between co-owners, spouses, by foreclosure, or the first sale of a newly built residence by a licensed contractor.

Review your options to sell ‘as is’ in Las Vegas

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 share simple presentation tips to improve marketing, help you set an appropriate price that reflects the home’s current condition, and work to find a buyer who’s willing and eager to buy your home as-is.

One of WalkerLieb’s top marketing tips is to hold off on emphasizing an as-is sale until you receive an offer.

“When you’re marketing a home or if you’re willing to sell a home as-is, it’s better to address the as-is portion of the sale once you already have an offer in hand and can negotiate the other terms, so that you have a buyer already interested in your property and not scared away from the initial as-is marketing,” he says.

Sell directly to a cash buyer

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

We Buy Houses companies typically buy “as is” at a discounted rate and generally seek out homes that are in need of significant repairs. These companies can help sellers cash out quickly, and many will cover a seller’s 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 is always important, but even more so when selling a property “as is.” It’s important to find the right match — someone who doesn’t shy away from listings that need a little work and potentially 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 prospective buyers report that they would prefer to buy a move-in ready home, 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. Although this may sound like a counterintuitive step for an as-is sale, receiving inspection results upfront can shine a light on any issues that might impact the value of the home and inform a more accurate pricing strategy. If a buyer requests further price deductions based on their own inspection, you may be able to point to how the estimated cost of certain repairs was already baked into the list price.

According to WalkerLieb, the main benefit of a pre-listing inspection is that it brings the seller awareness about their property that they may not have otherwise had.

“A lot of things that show up on an inspection are things that a seller wouldn’t normally see on a day-to-day basis while living in the home. For example, electrical outlets not working or HVAC issues in the attic, or maybe irrigation issues or roof tiles missing,” he says. “It’s stuff that they may not see on a day-to-day basis while living in the home that an inspection done prior to selling the home could inform them about, so that they’re more aware of the true condition of their property.”

Price to reflect ‘as is’ condition

The median sale price for homes in Las Vegas hit $525,000 in December 2025, a 0% change from the year prior.

WalkerLieb notes that homes sold ‘as is’ in the area typically sell for 5% to 10% less than regular listings on the open market. However, he notes that the discount will dip even lower when selling to a cash investor.

“If they’re selling directly to a cash investor without going to the market and showing their home, then I think they should be able to expect somewhere around a 20% to 30% discount on their potential price,” WalkerLieb says.

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. Input your address, and we’ll provide you with a preliminary home value estimate in under two minutes.

What is Your Las Vegas Home Worth?

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Do ever-so-light preparations

Even for as-is home listings in Las Vegas, WalkerLieb typically recommends that sellers complete the following:

• Repaint the walls
• Clean the floors and countertops
• Declutter and depersonalize
• Have the home deep-cleaned
• Focus on basic curb appeal

Photograph to show potential

Your as-is listing warrants professional photography, regardless of its condition. A professional photographer will take steps to shoot each room from its best angle, ensure optimal interior and natural lighting, and edit for the most appealing 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 beyond, 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
• 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 Las Vegas 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 buyers may still negotiate

Listing “as is” also provides no guarantee that buyers won’t try to negotiate savings on their purchase, even with an asking price you felt was already reduced to reflect the home’s current 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.

“My suggestion would be to negotiate the sale being as-is once you have an offer in hand, rather than marketing the home as-is and turning away buyers. I think once you have a buyer and you’ve got the offer in hand, that’s the time to negotiate that the home will be sold as-is,” advises WalkerLieb.

Be aware of minimum property standards for certain loans

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

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 are 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 more significant repairs — you might 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
• Potentially 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 below-market offers
• Negotiations and repairs aren’t always eliminated

Steps to sell directly to a cash buyer

Now that we’ve covered the general process of listing a home “as is,” let’s break down the alternative of working with a house-buying company. While the process can vary from business to business, the steps to selling your home to an investor 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 don’t want to deal with any showings or open houses. They’re worried about finding a buyer willing to purchase their home in its current state.
2. Contact: The seller will contact a company that buys homes in their area and provide some basic information about their home.
3. Preliminary offer: At this stage, some house-buying companies will present a preliminary offer that is subject to change after an in-person house assessment.
4. Assessment: The company schedules 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 either accept or decline. Most of these companies will not budge on price, so the offer is usually a take-it-or-leave-it scenario.
6. Closing: If you choose to 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, although this can vary by company. Sellers who work with a house-buying company often enjoy flexibility in selecting a move-out date that works for them.

If you’re not 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 roughly 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

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

Sell when it’s convenient

Seeking a quick move? Or need a little more time to pack the house up? Either way, we’re flexible. Choose 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, which means they can often move more 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 Las Vegas

Below, we’ve compiled a list of leading house-buying companies that accept homes “as is’ in Las Vegas, including information and reviews about each.