Selling a House ‘As Is’ in New Hampshire

Which types of homes are sold ‘as is’?

Homes sold “as is” often need some work or are cosmetically outdated. It’s not a label you’re likely to put on a listing in pristine, turnkey 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.

“Because our market has had such low inventory, we’re now seeing very standard homes being sold as-is. These homes are often marketed with professional photos, staging, and competitive pricing. The seller knows they’ll still get offers, and buyers are willing to compete for the house, even though it’s being sold in as-is condition,” Hvizda says.

What problems do you have to disclose in New Hampshire?

Selling a house “as is” in New Hampshire doesn’t mean sweeping known problems about the house under the rug. A good time to complete the New Hampshire Property Disclosure Statement is before listing your home or requesting an offer, so that you know it’s completed.

The form guides you in recording the condition and functionality of key home components, including your water supply, sewage system, insulation, and the presence of any hazardous materials.

You’ll be prompted to fill out information about the following:

No matter what method you choose to sell your home, it’s required to make these disclosures to the best of your ability. New Hampshire does not allow certain exceptions for sellers who haven’t lived in the home.

“The thing that could really haunt a seller is if they knew about an issue, didn’t disclose it, and there was proof that they knew. That’s what could come back to haunt them. We like to advise sellers that if they truly don’t know something, just say it’s “unknown.” If you say “no,” you’re implying that you knew the answer, but if you say “unknown,” it means you genuinely don’t know,” Hvizda tells HomeLight.

“The biggest issue for a seller would be knowing something was wrong with the home, not addressing it, and then lying about it on the disclosure. But honestly, that kind of situation is very rare,” she adds.

Review your options to sell ‘as is’ in New Hampshire

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 assists you throughout the process of listing and selling a home “as is.” They give simple presentation tips to improve marketing, set an appropriate price that reflects the home’s condition, and find a buyer who’s 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 a house-buying company rather than list, where it may be difficult to get an offer from a limited buyer pool.

We Buy Houses operations buy “as is” at a discounted rate and generally seek out homes in need of significant 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 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.

Hvizda says pre-listing inspections aren’t very popular right now, given market conditions.

“It’s so very much a seller’s market right now. We don’t see sellers engaging in that type of pre-listing inspection. It just hasn’t been necessary over the last five years,” she says.

Price to reflect ‘as is’ condition

The median sale price for homes in New Hampshire hit $500,000 in September 2025. To set a realistic price for your property, 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.

“Our biggest advice is that we don’t finalize the price too early. We can talk about pricing now, but if the home isn’t going to be listed for three months, we’ll revisit the price closer to the listing date. The market can change, and we want to ensure the price reflects the market conditions at the time of listing,” Hvizda suggests.

“This means monitoring active comparable homes, recent contracts, and what has just closed. Ultimately, we price for the market you’re entering, not the market as it stands months before listing,” she adds.

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Do ever-so-light preparations

Even for as-is home listings in New Hampshire, Hvizda typically recommends that sellers complete minor updates.

“At a minimum, the home should be cleaned. If the seller truly can’t do anything, then it’s essential to have a very honest pricing conversation, factoring in how much it would cost a buyer to clear it out. But if the seller is able, we encourage them to clear out the space, start packing, and clean as much as possible to make it presentable,” 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. Professionally photographed homes tend to earn higher asking prices, as the images showcase key features, attract more buyers, and inspire stronger offers.

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, so highlight the walkability score of your address if possible. 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 New Hampshire 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 home’s best features.

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 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 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.

Steps to sell directly to a cash buyer

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

1. Decision: A homeowner decides a traditional listing isn’t for them. Perhaps their house needs a lot of work, or they do not want to host any showings or open houses. They’re concerned about finding a buyer willing to purchase their home “as is” in its current state.
2. Contact: A seller contacts a company that buys homes in their area and provides some basic 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.
5. Firm offer: The company makes a firm offer (usually within 24 hours, sometimes on-site after the walkthrough), which you can accept or decline. Most of these companies will not negotiate on price, so the offer is a take-it-or-leave-it scenario.
6. Closing: If you 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 cover the entire home purchase upfront.
7. Payment: The seller typically receives payment within seven days to a few weeks. This can vary by company, and 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 get a cash offer, consider Simple Sale, a solution from HomeLight. Using this questionnaire, 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. Here are some benefits you can expect from Simple Sale:

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 New Hampshire

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

How much will you make from an as-is home sale?

There is no simple equation for calculating how much you’ll net from an “as is” sale. If you list on the market with an agent, you’ll need to account for the cost of Realtor fees, but this can lead to higher offers and more competition for the home. There will also be closing costs, such as title fees and taxes.

“We look at the condition of the home and create a list of suggested repairs to bring it to the price level of comparable homes that have recently gone under contract or hit the market. We base our recommendations on that list of needed repairs and price the home accordingly,” Hvizda says.

“For example, if we recently had a home that, in perfect condition, could have sold for $650,000 but needed a minimum of $25,000 in work, we’d price it as-is. In that case, we ended up listing it at $625,000 to account for the necessary repairs,” she adds.

Different types of investors and house-buying companies also offer varying amounts for homes, largely dependent on their exit strategy. While fix ‘n’ flip investors usually pay around 70% of the home’s after-repair value (ARV), buy-and-hold investors who plan to rent out your property may be able to pay more. In addition, investors are often willing to cover a seller’s closing costs, which can add up to around 1% to 3% of the sale price.

HomeLight’s net proceeds calculator can help run through some possible selling scenarios and estimate your take-home pay.

Ready to sell your house in New Hampshire?

While every home sale is different, you should now be familiar with the general process of selling a house “as is” in New Hampshire. Now, you can begin to weigh which method will work best for you.

“It really depends on what needs to be done. Here in New Hampshire, we have additional considerations like dealing with four seasons, insulation, and various heating systems.

“Plus, our inventory spans hundreds of years. Some homes are older than the country itself. It’s not like other parts of the country, where most homes were built in the last 15 years. So, the pricing strategy always depends on the home’s condition, the seller’s circumstances, and the amount of work required,” Hvizda tells HomeLight.

Whether you choose to list “as is” with a real estate agent or work with a direct home buyer, a home doesn’t have to be in perfect condition to sell, so long as you provide disclosures as necessary, set the right price, and know what to expect going in.

Whenever you’re ready to take the next step, HomeLight would be happy to assist with your real estate needs. Connect with a top agent near you, or get started with a cash offer from Simple Sale.

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