Selling a House ‘As Is’ in Texas

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

“Even if sellers think their house isn’t ready, there are ways to get it right for selling if they want to sell,” says Kelley Martin, a top real estate agent in San Antonio who sells homes 48% quicker than the average area agent.

However, 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 “as is” in Texas, your options for getting an offer, and what to expect from the process.

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

Median sales price in Texas $325,000 in Q1 of 2022 according to Texas Realtors®
Average days on market for Texas 37 days in Q1 of 2022 according to Texas Realtors®
Disclosures Texas law requires sellers to disclose material facts about the property through the Seller’s Disclosure Notice
MLS has field to mark a listing “as is”? No
Is a real estate attorney required? Real estate attorneys are not considered essential for closing in the state of Texas
Real estate transfer taxes? None

What is ‘as is’ condition in real estate?

“As is” is a type of home sale where it’s understood that no improvements will be made to the property. When selling a house, “as is,” the seller is choosing not to entertain requests from buyers 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.

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Homes sold “as is” often need some work or may be cosmetically outdated.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

Martin says that buyers often wish to sell their homes “as is” when they don’t have the money to make necessary repairs or upgrades, or they don’t want to deal with working with contractors.

What problems do you have to disclose in Texas?

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

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

According to the document, any owner of a residential property that is comprised of a single dwelling unit must disclose basic information before selling.

The form will walk you through documenting what you know about the specific features present in your home and their conditions, the overall condition of your home, and any problems you’re aware of.

You’ll also be prompted to fill out information about the presence of smoke detectors, defects in the roof, walls, doors, and other features, known termite and fire damage, and any previous flooding or flood insurance.

No matter what method you choose to sell your home, it’s required to make these disclosures to the best of your ability. Texas does not allow for certain exceptions for sellers if they don’t live in the home. However, the state does exempt sellers from completing a disclosure notice if the sale is court-ordered, the home is going back to the lender due to foreclosure, or is part of an estate or trust settlement. There may also be other exemptions, so contact a local real estate attorney for more information.

Review your options to sell ‘as is’ in Texas

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 willing and eager to purchase your home in its current state.

“I had a seller who had a very large house for her neighborhood, so the price would be higher. But the condition of the home was very, very dated, so the price for the size of the home was very low,” says Martin. “But the price itself was very high for the area. So we were able to market it so that you’re getting this large home in this community for a very low price compared to the other homes.”

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 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.

The level of integrity and customer service you experience can vary, even within an established house-buying company that strives to maintain consistent business standards. This is because many We Buy Houses for Cash companies are franchises and often use independent investors or local wholesaling outfits. Your experience greatly depends on the character of the person or group making the offer.

If you are considering a cash offer, vet the company thoroughly. Check reviews, read testimonials, and research its presence and performance in the market. And, of course, read the buying agreement carefully before signing.

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 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 80% of Americans say they would prefer to buy a move-in-ready home, an “as is” sale likely has a reduced buyer pool from the start.

“I would say an agent is still going to need to be creative on how they market the property,” says Martin.

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.

“I do not recommend to anyone to get a pre-listing inspection because every inspection is going to be different,” says Martin. “So the buyers get their own inspection then it may be different from the pre-listing inspection, and buyers are going to interpret an inspection differently.”

Price to reflect ‘as is’ condition

The median sale price for homes in Texas hit $325,000 in Q1 of 2022, an 18.6% increase over the year prior.

Martin says that homes sold “as is” in the area typically sell for less than regular listings, although it does depend on each home. Some of the top factors that impact the value of an as-is listing in Texas include the state of the home, the home’s location, and whether features are modern or outdated.

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 under two minutes.

What's Your Texas Home Worth Now?

Get a near-instant real estate house price estimate from HomeLight for free. Our tool analyzes the records of recently sold homes near you, your home’s last sale price, and other market trends to provide a preliminary range of value in under two minutes.

Do ever-so-light preparations

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

  • Deep clean: A simple yet effective deep clean can provide an ROI of 935% according to HomeLight’s 2019 Q1 Top Agent’s Report.
  • Declutter: If you plan on moving all your belongings out eventually, it helps to declutter ahead of time.
  • Improve curb appeal: HomeLight’s 2022 New Year Agent’s Report showed that improving curb appeal through lawn care, mulch, and landscaping can have an ROI of 238%.
  • Stage the home: Even if a home is outdated, Martin says staging can bring it into its best light.
  • Paint: Repaint chipped or bright paint with a neutral color.

Photograph to show potential

Your home listing warrants professional photography no matter what type of condition the property is in. 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 sell up to three weeks faster and bring in up to $11,000 more than their 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

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 Texas include priced to sell, fixer-upper, or an appeal to 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, such as a desirable location, and “good bones.”

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.

“I had somebody that just had a foundation issue and the house was completely updated. I mean, completely updated and beautiful,” says Martin. “In this situation, we just discounted it minus the foundation bit.”

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 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 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.

Martin says whether or not you should seek out cash offers depend on the condition of your home.  “If it’s just cosmetics then, it (a cash offer) wouldn’t matter. If it’s a lot of repairs that are needed, cash would definitely be easier,” says Martin.

Pros of listing a home ‘as is’: 

  • Save time and money on prep work
  • 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

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 pay for the home upfront.
  7. Payment: The seller receives payment quickly, typically 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. 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 no-obligation full cash offer to buy your home in as few as 48 hours.

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, 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 30-60 days it typically takes to close with a financed buyer.
Curious to know more about the Simple Sale experience? Hear it first hand from one of our valued clients in the video below.

Additional We Buy Houses companies in Texas

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

American Home Buyer

(713) 255-9850

American Home Buyer was founded in Houston in 1998. Since then, they have purchased hundreds of houses “as is.” They pride themselves on helping homeowners out of tricky situations, such as foreclosure, divorce, and large medical bills. American Home Buyer is happy to work with each buyer’s timeline and can close in as little as three days or as long as a few months.

American Home Buyer has received the Better Business Bureau Distinction Award in 2015, 2019, 2020, and 2021.

Locations: American Home Buyer purchases homes in the greater Houston area, including Katy, Pasadena, and Galveston.

Fees: Sellers do not pay closing costs. American Home Buyer covers them. The company never charges commissions or fees.

Reviews: American Home Buyer has been BBB accredited since 2009 and holds an A+ rating. Customer reviews for American Home Buyers speak to the company’s professionalism, knowledge, and genuine care. They express how American Home Buyers helped sell their homes quickly while offering a fair price.

Texas All Cash Home Buyers

(877) 664-9670

Texas All Cash Home Buyers was founded in 2008. Since then, they’ve purchased hundreds of homes throughout Texas. After contacting the company, they will visit your home, and make an offer. Sellers can close in as little as five days.

Locations: Texas All Cash Home Buyers purchases homes throughout Texas, but they focus on the San Antonio and Austin areas.

Fees: Sellers do not pay closing costs. Texas All Cash Home Buyers covers them.

Reviews: Texas All Cash Home Buyers has been BBB accredited since 2016 and currently holds an A+ rating. Customer reviews for Texas All Cash Home Buyers speak of the company’s professionalism and kindness, all the way from the initial contact to the final closing process. Reviews highlight the company’s ability to handle tough situations with ease and said they removed much of the hassle often involved in the home sales process.

We Buy Houses

(877) 932-8946

We Buy Houses was formed in 1997 and has been buying homes for cash ever since. The company works as a marketing program that connects sellers to professional real estate investors that already have “established processes for buying and selling real estate,” according to an informational page on the company’s website. Therefore, you’ll want to vet the individual investor you’re working with.

Keep in mind that many companies use the phrase “We Buy Houses,” and many companies are not associated with the brand we’re describing here. Make sure you’re aware of who you’re working with and don’t assume “We Buy Houses” to be the only indicator of a company’s legitimacy.

Locations: We Buy Houses purchases homes throughout Texas; enter your zip code on the website to get connected with a potential buyer.

Fees: Sellers may or may not pay closing costs. We Buy Houses does not charge real estate agent fees or commissions.

Reviews: has been BBB accredited since August 2020 and has an A+ rating. Since We Buy Houses operates throughout the country, reviews can vary between locations.

Pros of selling ‘as is’ to an investor:

  • Save money on home preparations.
  • Sell fast — receive an offer in as little as a few days, and close as quickly as one to two weeks later.
  • Skip repairs. Most house-buying companies purchase properties in as-is condition, even those that need major repairs.
  • No staging. No repeated showings. No open houses.
  • Arrange for a flexible move-out date.

Cons of selling ‘as is’ to an investor:

  • Offers are likely to be much lower. Investors typically pay 70% of what they estimate to be the home’s after-repair value.
  • Sellers will have little room to negotiate. Most cash buyer offers are going to be “take it or leave it.”
  • Although many home-buying companies are legitimate, some are not. It’s always a good idea to be vigilant about possible scams.

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 5.8% on average) and other closing costs such as title fees and taxes, but are likely to field higher offers from buyers and see more competition for the home.

Martin gives an example from a recent home sale. “I gave the sellers two different prices. If they did some upgrades – a fresh coat of paint, replacing the flooring downstairs, and updating the kitchen – they could probably get about $470,000 or $480,000. And if they sold it as is it would be closer to about $375,000.”

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, 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%-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 Texas?

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

“Buyers will say that they just want to sell it as is, but “as is” is very interpretive so it takes a lot of clarification for what people mean. Are they not willing to do any repairs, or are they not willing to do any upgrades?” says Martin.

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 no-obligation cash offer from Simple Sale.

Header Image Source: (Martina Birnbaum / Shutterstock)