Selling a House ‘As Is’ in Mississippi

Looking to sell a house “as is” in Mississippi? 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.

“Many times, homeowners simply don’t have the funds to make repairs, so they feel like selling for cash is their only option. What I often find is just a general misunderstanding — people don’t realize they can sell as-is and still do well, especially with the help of a real estate agent to guide them and bring clarity to the process,” says Kimm Hackett, a top Mississippi agent who works with 75% more single-family homes than the average agent in her market.

It’s worth noting that 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 Mississippi, your options for getting an as-is offer, and what to expect from the process.

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

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 repairs or provide a credit for repairs.

An as-is sale may also indicate that the functionality or longevity of certain components of the home, such as a weak stove or a worn-out roof, is 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Homes sold “as is” often need some work or may be cosmetically outdated.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 house flip or buyers seeking a good deal, perhaps on a home in a great location with plenty of potential for improvement.

“A lot of people want to sell their property as-is because they don’t fully understand the difference between market value and cash value. Some just want a quick sale,” Hackett says. “But most of the sellers I come across don’t realize that even selling as-is, they can still get close to market value.”

What problems do you have to disclose in Mississippi?

If you’re planning to sell a house “as is” in Mississippi, it doesn’t mean that any known issues with the property can be swept under the rug.

A good time to fill out the Property Condition Disclosure Statement (PCDS) is prior to listing your home or requesting an offer, so that you know it’s taken care of. According to the document, the seller must deliver the PCDS to the buyer prior to the buyer signing an offer to purchase or a binding contract of sale.

The form will walk you through documenting what you know about the condition of the property, including:

• General information
• Roof
• Utilities, internet, and table services
• Structural items and soils
• Land and site data
• Built-in appliances, systems, and mechanical equipment remaining with the residence

No matter what method you choose to sell your home, you’re required to make these disclosures to the best of your ability. However, Mississippi does allow certain exceptions for sellers:

• Transfer by order of a probate court in the administration of an estate
• Transfer pursuant to a writ of execution
• Transfer by any foreclosure sale
• Transfer by a Trustee in Bankruptcy

You can find a full list of exclusions on the PCDS form.

Review your options to sell ‘as is’ in Mississippi

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 will provide simple presentation tips to improve marketing, set an accurate listing price that reflects the home’s condition, and work to attract a buyer who’s willing and eager to buy your home in its current state.

“That way, you won’t be giving your equity or your house away. That’s my recommendation to someone thinking about selling — make sure you have clarity on what that really means, because you can get as close as possible to that market value even if you’re selling as-is. That’s the part that homeowners often don’t understand,” Hackett says.

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 on the market, where it could be difficult to get an offer from a limited buyer pool.

We Buy Houses companies buy “as is” at a discounted rate, generally seeking out homes 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 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 that they would prefer to buy a move-in ready home, an “as is” sale likely has a reduced buyer pool from the start.

“That’s why you have to get with a skilled real estate agent who is going to look at the numbers and who knows how to run comps, look at the area, and see what houses have sold for in that area so you can make an informed decision,” Hackett recommends.

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 obtaining the inspection results upfront can reveal any issues that might 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.

Price to reflect ‘as is’ condition

The median sale price for homes in Mississippi hit $269,000 in November 2025, a 3.5% increase over the year prior.

Hackett says that homes sold “as is” in Mississippi typically sell for less than comparable, move-in-ready listings, though the exact price gap depends on the situation. Some of the top factors that impact the value of an “as is” listing include the home’s overall condition, the scope and cost of deferred maintenance, and how similar nearby properties have recently sold. Hackett typically lays out a realistic low-to-high pricing range for sellers and explains what those numbers could look like with or without repairs, ultimately leaving the final pricing decision in the homeowner’s hands.

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 less than two minutes.

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Do ever-so-light preparations

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

• Clear out clutter and excess belongings
• Prioritize a deep clean inside
• Tidy up the exterior
• Organize what stays
• Address easy visual fixes
• Keep showings buyer-friendly

“If you’re going to sell your house as-is, that’s fine, but still make it as presentable as possible. Clean the outside, clean the inside, organize things. Even small efforts go a long way. Buyers want to imagine themselves living there, and your home has to show well for that to happen,” Hackett advises.

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 important for 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 Mississippi 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. In Mississippi, this often includes details like lot size, outdoor space, shade trees, porches, or a practical floor plan, along with any updates that have already been completed.

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.

Hackett recounts a recent sale in which, despite the home being priced with its condition in mind, the buyer attempted to negotiate a steep reduction after the inspection.  She was able to steer the negotiation back toward a price that better reflected the seller’s original goals.

“After the home inspection came back, the buyers countered at $150,100 because the house needed a new roof and HVAC. This is why you need to talk to a professional — so I negotiated back. Even though we were under contract at $162,000, I countered back at $159,000,” Hackett says. “We went back and forth, and they came back at $155,000. I told my seller, ‘Let’s counter one more time at $159,000.’ And we closed at $159,000. My client was thrilled — he only wanted $110,000 at first, and he ended up getting almost $160,000.”

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 buyer or a buyer 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 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 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 heftier 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 faster and more direct path to settlement.

“The advice I would give a seller is, if they’re thinking about selling their property as-is, to get with a professional real estate agent to make sure they understand the market value versus the cash value. Because a lot of sellers, like I said, give their equity away because they think when selling as-is, they can’t get much money for their property,” Hackett says.

Pros of listing a home ‘as is’:

• Save time and money on prepwork
• Potentially reduce 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

Steps to sell directly to a cash buyer

Now that we’ve covered the general process of listing a home “as is,” let’s turn to the alternative of working with an investor. While the process can vary from company to company, the steps to selling to a house-buying company typically look something like this:

1. Decision: A homeowner decides they don’t want to pursue a traditional listing. Perhaps their house needs a lot of work, or they want to avoid hosting showings or open houses. They’re concerned about finding a buyer willing to purchase their home “as is” in its current condition.
2. Contact: A seller contacts a company that buys homes in their area and provides some preliminary information about their home.
3. Preliminary offer: At this stage, some house-buying companies will provide a preliminary offer that is 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 of initial contact.
5. Firm offer: The company presents 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 negotiate 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 purchase 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, though 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 aren’t sure where to request 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

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 out right away? Or need a little more time to pack? Either way, we’re flexible. Pick a moving date that works for your timeline 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 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 Mississippi

Below, we’ve compiled a list of some established companies that purchase homes “as is” for cash throughout Mississippi and information about each.