Selling a House ‘As Is’ in Los Angeles

Looking to sell a house “as is” in Los Angeles? It doesn’t matter if you have a property in need of serious repair, you’re dealing with an unwanted inheritance, or you need to relocate because you’re starting a new job; sometimes you just need to sell your home as quickly as possible.

Los Angeles-based HomeLight Elite Agent Justin Borges says that as-is sales are varied, and there isn’t any one type of home or situation that qualifies.

“We see all types of homes sold as-is — fixer-uppers that need a lot of work, and even homes remodeled within the last ten to twenty years. The most common reason people sell as-is is that they failed to plan ahead, and an opportunity came up for retirement or a life change that required them to act quickly, so they chose to sell as-is instead of taking time to prep,” says Borges.

“Another reason is a financial burden. Something comes up, and they need cash quickly, and if the homeowner is like most people in Los Angeles, a lot of their net worth is tied up in their home. Those are typically the reasons we see as-is sales happen,” he adds.

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

Fast facts about selling a house ‘as is’ in Los Angeles

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.

Borges advises sellers looking to sell “as-is” to consider whether there is a middle ground between an as-is sale and home repairs, as you may ultimately be shortchanging yourself.

“If you decide to sell your home as-is, it may result in a quicker sale, but it will attract buyers looking for fixer-uppers where they can add value, meaning you’re leaving money on the table,” he tells HomeLight.

An as-is sale may also indicate that the functionality and longevity of certain parts of the home, such as a stove nearing the end of its life or an older roof that requires significant repair, are not guaranteed.

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 Los Angeles?

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

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

The form will guide you through documenting what you know about material defects and any details about the property’s condition.

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

• Material defects
• Asbestos, radon, lead-based paint, or any other hazardous materials present in the property
• Encroachments or easements
• Flooding
• Structural damage
• HOA

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

“The biggest thing, especially if someone is unrepresented, is not having a Seller Property Questionnaire or a Transfer Disclosure Statement. You want to be as upfront as possible. List all the repairs you’ve done to the property since you’ve lived in it, and even if you repaired the issues, it’s important to let the new owner know what the repairs were and what the problems were. This is required by California law,” warns Borges.

“You always want to be as upfront as possible because the biggest problems we see down the line are lawsuits based on those two disclosures: the Seller Property Questionnaire and the Transfer Disclosure Statement,” he adds.

Review your options to sell ‘as is’ in Los Angeles

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 assist in 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.

Borges also warns that wholesalers are a big concern for as-is sellers, and the best way to avoid them is to work with a trusted local agent.

“The best way to avoid wholesalers is to have a real estate agent, which eliminates most of them, but if you’re not hiring an agent, at least have a real estate attorney review the contract to make sure you’re not signing a wholesale agreement. The whole reason you’re selling quickly is to make things happen quickly, and a wholesaler will slow you down. If they don’t find a buyer, they’ll walk away, costing you months. That’s a major warning,” he tells HomeLight.

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 listing, which may be challenging given a limited buyer pool.

We Buy Houses companies buy homes “as is” at a discounted rate and generally purchase property that needs major repairs. These companies can help sellers cash out quickly, and most will usually cover any closing costs or fees.

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 elbow grease 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 impact the value of the home and inform an accurate pricing strategy. If a buyer requests further deductions to the price 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.

Borges is a fan of pre-listing inspections, which he considers a form of leverage.

“When you’re selling your house as-is, you’re already losing leverage because you’re attracting cash buyers, investors, or people looking for a project. Their expectation is to get the property for a cheap price. To gain leverage back, it’s important to do a home inspection,” he suggests.

“You’ve been living in the home for a long time and are aware of some of the problems, but many issues can go unnoticed. A home inspection will alert you to those problems and provide clarity on what they will cost. When you sell the home, you provide those reports to potential buyers to reduce the risk of them trying to renegotiate the price, extend escrow, or set you back.

It’s extremely important to do your reports and due diligence upfront so you give yourself more leverage in a situation where you typically don’t have much,” Borges adds.

Price to reflect ‘as is’ condition

The median sale price for homes in Los Angeles hit $995,000 in October 2025, a 5.23% decrease 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 factor in specifics about your home, such as the property type and its condition. Input your address, and we’ll provide you with a preliminary home value estimate in under two minutes.

What is Your Los Angeles Home Worth?

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

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Do ever-so-light preparations

Even for as-is home listings in Los Angeles, Borges typically recommends sellers do basic touch-ups to the property, mainly decluttering and creating a nice first impression.

“Definitely clean up. You don’t want to present a cluttered property, and if you’re already going to move, I highly recommend clearing the home and advertising it vacant so buyers aren’t thinking about how much work it needs or how long it will take for you to move out,” he tells HomeLight.

If you have a little extra money to throw around, Borges also recommends touching up the interior paint and the flooring, as these can provide the biggest boost to the property’s value for the smallest relative investment.

“Beyond that, clear the property and, if you’re able, do some basic landscaping. Just clean it up. It doesn’t have to be perfect, but those are the key things I’d recommend,” he adds.

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

To balance the focus on the as-is condition of the property, 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.

Be aware of 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 as well as 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’: 

• Save time and money on prepwork
• The 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

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 provide you with a complete 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 Los Angeles

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