Selling a House As-Is in PA (Pennsylvania)

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Homes sold as-is often need some work or may be cosmetically outdated.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 house flippers or buyers seeking a bargain, perhaps on a home in a great location with lots of potential.

McKnight says that if your home is in good condition, but you’d like to avoid making repairs, you should avoid putting as-is in the property description. Instead, bring this information up when you begin negotiations with buyers.

What problems do you have to disclose in Pennsylvania?

Selling a house as-is in Pennsylvania doesn’t mean sweeping known problems about the house under the rug.

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

According to the document, sellers must “disclose to the buyer any material defects with the property known to the seller.” Material defects are items that would provide “significant adverse impact” or cause “unreasonable risk” to residents.

The property disclosure form will walk you through documenting what you know about mold problems, appliance issues, plumbing and electrical systems, and the presence of hazardous substances.

You’ll also be asked to provide information about any water accumulation or dampness in the basement/crawl space, if you have made any alterations to your home, when your water was last tested, any problems with the sewage system, and when your heating system was installed.

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

However, the law notes certain exceptions for sellers if they are transferring the property to their spouse, direct descendant, or property co-owner. The seller may also be exempt from completing a disclosure if their property will be “demolished or converted to a non-residential use” or if the property transfer is court-ordered.

Review your options to sell as-is in Pennsylvania

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 throughout the process of listing and selling a home as-is. They know and use effective marketing strategies, help set an appropriate price that reflects the home’s condition, and find a buyer willing and eager to buy your home in its current state.

McKnight says part of selling a home as-is is listing the home in a way that doesn’t dissuade buyers. “If you have buyers in the marketplace, and they come across an as-is home, it may just mean the seller doesn’t want to do repairs — it doesn’t necessarily mean the house is in bad shape. But the as-is description could trigger something in the buyer’s mind saying, ‘Hey, this house does need work.’”

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 it, 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. While these companies provide speed and convenience, sellers should weigh the We Buy Houses pros and cons to determine if this route aligns with their financial goals.

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, especially 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.

Your agent should also be willing to go the extra mile on marketing. Considering that most buyers want a move-in ready home, an as-is sale likely has a reduced buyer pool from the start.

“Work with an experienced agent who has sold a bunch of as-is houses,” recommends McKnight.

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 home’s value 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.

“I like the idea of a pre-listing inspection,” says McKnight. “You get an idea of the condition, and you can disclose the pre-inspection to the buyer. If the buyers know the issue upfront, it’s theoretically not going to become an issue during the sale.”

Price to reflect as-is condition

The median sale price for homes in Pennsylvania hit $290,000 in December 2024, a 5.5% increase year over year.

McKnight says that homes sold as-is in the area typically sell for less than regular listings, but it’s difficult to give details on exactly how much less since as-is homes aren’t tracked on the local multiple listing service (MLS).

Some of the top factors that impact the value of an as-is listing in Pennsylvania include the condition of the home, whether the seller is willing to make any upgrades before listing, and the home’s location.

Not sure what your home is worth? You can start with a free price estimate from HomeLight’s Home Value Estimator (HVE).

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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.

Do ever-so-light preparations

Even for as-is home listings in Pennsylvania, McKnight typically recommends sellers complete the following:

• Declutter: Removing clutter from your home before you sell could generate an additional $11,706 in proceeds, according to a recent HomeLight Top Agent Insights report.
• Deep clean: Deep clean your home or hire someone to get the job done.
• Address safety concerns: Fix minor issues such as missing railings.
• Improve curb appeal: A well-maintained lawn can yield 217% return on investment (ROI), so make every effort to enhance curb appeal.
• Clean or replace carpet: Wash stained carpet to give it a fresh look and replace tattered or outdated carpet.
• Powerwash: Give your siding, porches, and decks a fresh look by power washing.

Photograph to show potential

Your home listing warrants professional photography, no matter the condition of the property. 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 essential for showcasing entire rooms rather than half or three-quarters of what’s there. For these reasons and more, professionally photographed homes are more enticing to buyers and sell faster than 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:

• Public parks and green spaces
• Train stations in metro areas
• Walkable spaces
• Amenities like restaurants and malls

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 Pennsylvania include “priced to sell.”

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, such as desirable historical features, proximity to amenities like shopping and parks, and a large lawn. While you may choose to include “as-is” in the property description, the MLS does not include an option to mark a house “as-is.”

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.

McKnight often recommends that sellers avoid putting “as-is” in their property listings, as this can lose potential buyers or trigger low offers. Instead, he suggests that the agent bring up the seller’s desire to sell a home as-is during the negotiation process.

“The negotiation is where we shine,” McKnight says. “You want somebody that will be able to negotiate on the seller’s behalf to the buyer’s agent […] sell that home as-is, and make it known that the seller doesn’t want to get involved in any repairs.”

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 minimum property standards. These standards relate to the property’s overall condition and will play a role in a lender’s willingness and ability 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 likely 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.

“Cash offers are much easier,” says McKnight. “If the buyer finances and the offer is going to be contingent upon the buyer getting the financing, you always run the risk of the buyer losing their job, or something they wrote on the loan application wasn’t 100% correct, or the lender messes up. With cash, you don’t have any of that.”

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 are typically the same.

If you aren’t sure where to get a cash offer, consider Simple Sale, a solution from HomeLight. 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 24 hours and you can close in as few as 10 days.

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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 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 46 days it typically takes to close with a financed buyer.

Curious to know more about the Simple Sale experience? Below, you can hear about how Baohan Wu, a seller who used Simple Sale to sell his high-rise apartment, closed within three and a half weeks and what he thought of the process overall.

Additional We Buy Houses companies in Pennsylvania

Below, we’ve compiled a list of some of the leading companies that purchase homes as-is for cash in Pennsylvania 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 agent commissions (around 3%) and other closing costs, such as title fees and taxes, but you’re more likely to field higher offers from buyers and see more competition for the home.

McKnight says it’s difficult to provide information about the offers for as-is vs. regular listing since there’s no mechanism to track as-is sales. Different types of investors and house-buying companies also offer varying amounts for homes, largely dependent on their exit strategy.

While fix-and-flip investors usually pay around 70% of the home’s after-repair value, 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 be helpful for running through some possible selling scenarios and estimating your take-home pay.

Ready to sell your house in Pennsylvania?

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

Even if you choose to list as-is, McKnight suggests keeping an open mind. “Are you going to not do a $20 repair the appraiser asked for because you want to sell the home as-is, or do you want the deal to go through and just get rid of the home? It’s a different situation for everybody.”

Whether you choose to list as-is with a real estate agent or work with a direct homebuyer, 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.

Header Image Source: (Christopher Boswell / Unsplash)