Selling a House ‘As Is’ in Portland

Looking to sell a house “as is” in Portland? Whether you’ve got a fixer-upper in Forest Park or inherited a loved one’s home in Irvington, sometimes the goal is to skip repairs, get a fair offer, and move on quickly.

Claire Paris, a top Portland agent with over 24 years of experience, notes that she usually sees three different types of homeowners who choose to sell as-is. “One category is the one that most people expect, which is that the property might not have been on the market for 40 years, and there’s a ton of deferred maintenance,” Paris says.

The second category, she says, is sellers who might not have a lot of equity in their home and would prefer to skip the second round of negotiations after settling on the price. Thirdly, Paris notes that Portland’s sale contract already includes an as-is clause.

However, 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 down the road. In this article, we’ll take a closer look at how to sell a house as-is in Portland, your options for receiving an offer, and what to expect from the process.

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

What is ‘as is’ condition in real estate?

“As is” is a type of home sale in which it’s mutually understood that no improvements will be made to the property before it changes ownership. When selling a house “as is,” the seller doesn’t entertain buyers’ requests to provide a credit for fixes or complete certain repairs.

An as-is sale may also indicate that the functionality and longevity of certain appliances or amenities are not guaranteed, such as a leaky roof or a stove 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.

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Homes sold “as is” often need some work or may be cosmetically outdated.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 one is likely to put on a listing in excellent, move-in-ready condition.

“As is” sales often attract investors searching for their next fix-n’-flip or buyers seeking a good deal, perhaps on a home in a great location with lots of potential for improvement. However, Paris warns that sellers should be wary of buyers looking for a bargain, as they won’t be motivated by a particular neighborhood or the beautiful aesthetics of your home.

“There’s a different class of buyers that I affectionately like to call vultures, and they’re the ones who are looking for an amazing deal,” says Paris. “As a seller, you do not want a vulture buyer because they are just looking for an opportunity. They’re going to try and get the absolute best price.”

What problems do you have to disclose in Oregon?

Selling a house “as is” in Portland doesn’t mean sellers can just sweep any known maintenance issues or property damage under the rug.

A good time to fill out the 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 Paris, the more information a seller can give to a buyer, the better it is for them.

“Most sellers don’t realize that the property disclosures are an opportunity for them to tell the buyer every single thing that they have ever addressed on that house. In our market, most sellers don’t think that way when they’re doing the disclosure, but if they give that buyer all the information they have in their head and every single thing that they’ve ever done to that property, it lets them off the hook in case the buyer finds out about the roof being replaced,” Paris says.

According to the document, “each seller of residential property described in ORS 105.465 must deliver this form to each buyer who makes a written offer to purchase,” and “refusal to provide this form gives the buyer the right to revoke their offer at any time prior to closing the transaction.”  

The form will walk you through documenting what you know about the title, water systems, sewage system, insulation, structure, dwelling systems, and fixtures.

You’ll also be prompted to include information about key features and conditions of the home, such as:

• Any encroachments, easements, boundary disputes, or zoning issues
• Presence of insulation in ceilings, walls, and floors
• Roof leaks, remodeling or additions, smoke alarms, carbon monoxide alarms, fireplaces or inserts, and any moisture issues
• The condition of fixtures such as electrical, plumbing, water heater, heating/cooling, built-in appliances, and sump pump
• Whether any materials or products in the structure or systems have been part of a recall, class action, or litigation
• Information about HOA assessments, common areas, or HOA litigation
• Seismic details, including whether the house was built before 1974 and if it has been bolted to the foundation
• Conditions such as soil settling, drainage issues, flood zone designation, fire/wind/flood damage, asbestos, radon, mold, fuel tanks, or illegal drug activity
• Any other material defects that could affect the property or its value

No matter whether you choose to sell your home as-is or make improvements, you’re required to make these disclosures to the best of your ability. However, Oregon does allow certain exceptions, including the first sale of a dwelling never occupied and sales by financial institutions that acquired the property through foreclosure or deed in lieu of foreclosure.

Review your options to sell ‘as is’ in Portland

The main options to sell a house ‘as is’ include:

List ‘as is’ with the help of a real estate agent

An experienced real estate agent will provide assistance throughout the process of listing and selling a home “as is.” An agent can offer simple presentation tips to improve marketing, help to set an appropriate price that reflects your home’s current condition, and work to find a buyer who’s willing and eager to buy your home as-is.

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 their home on the open market, where it may be difficult to get an offer from a limited buyer pool.

We Buy Houses companies buy “as is” at a discounted rate and generally seek out homes in need of heftier 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 it’s even more important to find the right match when you’re selling a property “as is.” You’re looking for an agent who won’t shy away from a listing that needs a little TLC 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 Americans would prefer to buy a home that’s move-in-ready, an “as is” sale likely has a reduced buyer pool from the start. Because Portland’s market has shifted into a more neutral position, buyers now have greater leverage. As Paris notes, this dynamic allows buyers to walk away from a deal or push for renegotiation more easily than in recent years, making strong marketing and strategy even more important for sellers.

“We can say as-is all day long, but if the buyer maintains the inspection contingency, they’re indicating that they’re probably going to want to renegotiate the price during the inspection,” Paris says.

Consider a pre-listing inspection

A pre-listing home inspection is the same as a standard home inspection, but 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 inspection results upfront can reveal any issues that could affect the value of the home and inform a more accurate pricing strategy. If a buyer decides to request 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.

However, Paris notes that a pre-listing inspection can sometimes work against sellers in Portland’s market. Because pre-listing inspections aren’t common in the local area, she warns that doing one could potentially have adverse effects on how buyers perceive the home.

“That’s usually something buyers pay for that they have to obtain, and so it messes with their head, and it doesn’t give them an opportunity to fall in love with the property first,” Paris says. “They find out too much about the property, about what they’re not going to like about it, and it kind of deters their motivation to make an initial offer.”

Price to reflect ‘as is’ condition

The median sale price for homes in Portland hit $584,950 in December 2025, a 2% decrease from the year prior.

According to Paris, accurate pricing is especially important in Portland’s market. She explains that, unlike in other parts of the country, Portland buyers typically don’t submit offers that are much below the asking price. From a buyer’s perspective, writing a significantly lower offer can feel risky — they may worry about getting their hopes up on a home they won’t be able to secure. As a result, homes priced at or just under market value are more likely to attract interest and sell for market value.

“What that means to a seller is you have to get the pricing right. Even if you’re just 2% too high, buyers are going to overlook your property, and it’s not going to sell,” warns Paris.

If you’re wondering what your home might be worth in Portland’s current market, 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. Just input your address, and we’ll provide you with a preliminary home value estimate in under two minutes.

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Do ever-so-light preparations

Even for as-is listings in Portland, Paris typically recommends sellers complete the following:

• Repaint the front door and garage door
• Plant flowers in the front yard
• Touch up the trim inside your house
• Do a deep clean
• 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 care to capture 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 homeowners earn up to a 47% higher asking price per square foot compared to houses 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 Portland 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.

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 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.

“Make sure that you have an agent to help you navigate the sale, because it is a difficult process,” advises Paris.

Be aware of minimum property standards for certain loans

When you put your home on the market, it’s hard to predict if 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 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 will likely 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.

Pros of listing a home ‘as is’: 

• Save time and money on prepwork
• Reduce negotiations from the inspection
• Practical solution for out-of-state owners and inherited homes

Cons of listing a home ‘as is’:

• More limited buyer pool
• Expect lower 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 option of working with an investor. While the process varies slightly between companies, the process of selling to a house-buying company typically looks something like this:

1. Decision: A homeowner decides a traditional listing isn’t for them. Perhaps their home needs significant repairs, or they want to avoid dealing with 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 purchases homes in their area and provides some basic information about their property.
3. Preliminary offer: At this stage, some house-buying companies will provide 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.
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 negotiate on price, so the offer is usually a take-it-or-leave-it scenario.
6. Closing: If you accept the offer, you and the company will both 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, though this can vary by company. Sellers who work with a house-buying company often enjoy flexibility in choosing 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. 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

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

Want to move 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 more efficiently than someone who needs traditional financing. With Simple Sale, you can close the sale 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 Portland

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