Selling a House ‘As Is’ in San Jose

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

“The most common reason [for selling as-is], is that people don’t want to put any extra work into the house and want to walk away with as much as possible. The majority of people selling their home in San Jose are leaving the area, so they’re not upgrading and are trying to take as much value with them as they can,” says Susan Fixsen, a California real estate agent with 20 years of experience.

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

Fast facts about selling a house ‘as is’ in San Jose

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 chooses not to entertain buyers’ requests to complete repairs or provide a credit for fixes.

An as-is sale may also indicate that the functionality and longevity of certain components of the home, such as a stove on its last legs or an older roof, is not guaranteed.

“A contract is negotiable, and the most important thing is knowing exactly what the seller’s bottom line is. I strongly suggest that all my sellers know exactly what they want to get out of the house, what they’re willing to negotiate, and understand that some items may have to be fixed to make the house ready for a buyer,” Fixsen tells HomeLight.

“I also explain what could occur and what a buyer could ask for, so they are prepared and ready when a contract comes in,” she adds.

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Homes sold “as is” often need some work or may be cosmetically outdated.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 San Jose?

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

A good time to fill out the Transfer 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, the seller is required to disclose what they know about the home’s condition.

The form will guide you through documenting what you know about material defects and 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.

“One of the things that I highly recommend is utilizing a sewer lateral and understanding the age of the home. Know whether the pipes were changed out from cast iron to copper, whether the electrical has been updated, and whether it has an older panel, such as a Zinsco, or if that will have to be done in the future,” Fixsen says.

In San Jose (and other cities), property owners are responsible for their sewer lateral if applicable, which is a private pipeline between the building and the city’s sewer line.

“Insurance companies are now looking at these items and asking questions, so it’s imperative that if you are going to sell an older home, sellers are aware that these items may be required by the buyer’s lender to be repaired,” she adds.

Review your options to sell ‘as is’ in San Jose

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 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.

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, where it may be difficult to get an offer when the buyer pool is limited.

We Buy Houses companies buy homes “as is” at a discounted rate and generally look for homes in need of serious repairs or for buyers who just need to sell as fast as possible. 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.

“Sellers need to know everything about their house, and buyers are looking for a house they can move into without a lot of repairs. Sellers have to become less emotionally associated and understand that the ultimate goal is to sell the house in the best condition possible. Having pre-list inspections allows the seller to identify repairs that may be needed,” Fixsen says.

It may sound like a counterintuitive step for an as-is sale, but getting the inspection results upfront can illuminate any issues that could affect the home’s value and inform an accurate pricing strategy. If a buyer requests further price reductions based on their own inspection, you can point out that the estimated cost of certain repairs was already baked into the list price.

“I highly recommend that sellers do their due diligence and know their house. Many sellers have the assumption that because they have put money into the house over the years, they should get that exact amount back. For example, if someone put in a pool or new fencing, they want to get that $25,000 back. In reality, there is appreciation and depreciation, and it’s important that sellers understand that,” she adds.

Price to reflect ‘as is’ condition

The median sale price for homes in San Jose hit $1,650,000 in September 2025, a 2.1% increase over the year prior.

“Prices used to be based on what occurred recently in the last six months. When I meet with my sellers, I’m very clear that the price is based on the most recent sales in the neighborhood. Using that price, along with the different comparable homes in the market, I instruct the seller on what price would be the best to sell at,” Fixsen says.

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.

“If sellers are not realistic and are looking for $2.1–$2.4 million, I’m very clear with them that this is the competitive range. We go for ten days, and on the tenth day, we need to do an adjustment because the home is not currently priced to compete in the market,” Fixsen adds.

What is Your San Jose Home Worth?

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

Get Estimate

Do ever-so-light preparations

Even for as-is home listings in San Jose, Fixsen says there are minimum expected standards that sellers need to meet.

“There are safety items versus aesthetic items that make a home more appealing, such as paint, carpet, and updated lighting. When it comes to safety items in California, the seller needs to confirm they have a smoke detector and a carbon monoxide detector,” she says.

“Depending on whether it’s a first or second story, they also need to make sure there is heat, electricity, gas, and that there are no problems with the units. All of this would be part of the disclosures, and the house should be priced accordingly. If these items are disclosed upfront, there is a realistic view of what the seller can receive for the home if items need to be fixed or replaced,” she 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 San Jose include priced to sell, fixer-upper, handyman special, or a “call for investors.”

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/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 requirements, it also 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 and the time required to close the buyer’s loan, creating an easier path to settlement.

Pros of listing a home ‘as is’:

• Save time and money on prepwork
• 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

Consider Simple Sale

If you aren’t sure where to get a cash offer, consider Simple Sale, a cash offer 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 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, so they can move more quickly than 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 San Jose

Below, we’ve compiled a list of leading companies that purchase homes “as is” for cash in San Jose, along with information about each.