Selling a House As-Is: Pros, Cons, and How to Get a Fair Price
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Steph Mickelson, Contributing AuthorClose
Steph Mickelson Contributing AuthorSteph Mickelson is a freelance writer based in Northwest Wisconsin who specializes in real estate, building materials, and design. She has a Master's degree in Secondary Education and uses her teaching experience to educate and guide readers. When she's not writing, she can be found juggling kids and coffee.
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Richard Haddad, Executive EditorClose
Richard Haddad Executive EditorRichard Haddad is the executive editor of HomeLight.com. He works with an experienced content team that oversees the company’s blog featuring in-depth articles about the home buying and selling process, homeownership news, home care and design tips, and related real estate trends. Previously, he served as an editor and content producer for World Company, Gannett, and Western News & Info, where he also served as news director and director of internet operations.
You’re ready to start a new chapter in your life in a new residence, but your current one has large issues that you don’t have the time, money, or desire to fix. The best option? Consider selling the house as is.
Selling a home as-is can be a good strategy if you need to sell quickly, can’t afford the repairs, or want to attract a cash offer. But it also comes with drawbacks that you should weigh carefully before you make your decision.
In this guide, we’ll walk you through what an as-is sale really means — and what it doesn’t. To make sure you have the best information at your disposal, we talked with top-rated real estate agents across the country who offered their expert insights to help you make the best decision for your home and your future.
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What does it mean to sell a house as-is?
An as-is sale means that the seller typically isn’t willing to make any repairs or fix any issues that the home may have. In other words, the home will sell in its current state. This type of transaction is convenient for sellers who don’t have the time, funds, or desire to make improvements on their home. However, there are caveats:
You still have to disclose issues: Listing your home as-is doesn’t mean you can wash your hands off the property and say “you get what you get” to potential buyers. Federal and state disclosure laws require sellers to disclose certain issues with a property.
Typically, things like a leaky roof, the presence of asbestos, heating and cooling system issues, and settling or sinking foundations need to be listed on your as-is disclosures. In addition to federal requirements, each state may have specifics that sellers are required to list.
You can pick what comes as-is: In some cases, a seller may not want to list the entire home as-is if the issues are isolated to certain areas, like the garage or pool area, or for certain elements, like a fireplace or broken appliances. If you go this route, a buyer could request repairs on areas not listed as as-is.
Your buyer can still request repairs: Even if the home is listed as-is, the buyer can still order an inspection after making an offer and request repairs to areas of concern that come up on the inspection. The seller can then negotiate and decide whether to do the repairs or refuse.
Misconceptions about as-is home sales
To further understand the as-is home sale process, we need to dispel the myths that surround it. Many sellers have misconceptions about what an as-is sale entails. Here, we’ll set the record straight on the most common ones:
- “As-is means you can’t sell for a good price.” While you might not get top dollar, pricing strategically and marketing to the right buyers can still earn you a competitive offer.
- “You won’t attract serious buyers.” Many motivated buyers, especially those looking for value or willing to take on fixer-uppers or minor repairs, actively seek out as-is listings. With the right pricing and presentation, you can still draw genuine, qualified offers.
- “Only investors or flippers will be interested.” Cash buyers and investors are common, but many traditional buyers also consider as-is homes, especially in competitive markets where affordability matters.
Why do people sell a house as-is?
There are a number of reasons that a seller would choose to sell a house as-is.
Need a faster sale
If you want to sell your house quickly, selling it as-is can help you eliminate some of the steps that often cause delays or just take time. The buyer may still request a home inspection so they know exactly what they’re getting, but you won’t have to tackle any repairs that could hold up the sale.
Jeff Lurie, a real estate agent in Suffolk, Virginia, who works with 85% more single-family homes than the average agent in the area, frequently sees this in his market. In some cases, an as-is sale is a result of a military move.
Lurie says he sees situations where “a military family is getting a permanent change of station (PCS) from point A to point B. The house is generally in good condition, but they just don’t have the time or the money to do the work.”
Can’t afford repairs
Repairing or renovating a home can be expensive and isn’t always financially feasible. Selling as-is allows you to move forward with the sale without making a huge investment or tying up money you need for other purposes.
In some cases, sellers can afford the needed repairs but don’t want to take on the cost and time required to complete them. Lurie says that even when repairs or upgrades are needed, it’s not always clear which repairs would be desirable to buyers.
“I wouldn’t want them to spend $5,000 on having new carpet installed just to drive by and see the carpet piled up on the side of the road two weeks after closing because somebody wanted hardwood floors,” he adds.
Face an unexpected financial situation
In the event of a lost job, a medical emergency, an impending bankruptcy, or any other unexpected financial crisis, selling a house as-is can provide needed funds quickly.
Skip the hassle of dealing with an inherited property
If the property is inherited, trying to sell it can come with additional stress from the loss of a loved one. Or if multiple family members inherited it, coordinating repairs and payments can be difficult, especially if the family members live in different states. Selling as-is can greatly reduce this stress.
While you may get less money with an as-is sale, it can significantly streamline the process. There are buyers who are willing to take a chance on an as-is property. Investors and home flippers are usually looking for a deal. In some cases, people will buy an inherited home in its current condition, including any belongings left inside.
Avoid foreclosure
Selling a house as-is can help it sell quickly and avoid foreclosure. In some cases, this results in a short sale, which is a complicated process that sells the home for less than its worth.
The short sale process can be fairly quick, and if you’re working to avoid foreclosure, it’s likely that repairs will take too long and be too expensive. Selling the house as-is can expedite the process.
Deal with unexpected life changes
A new job that requires a quick move to a new city or a divorce that leaves a house to deal with are examples of life changes that might require you to sell a house as-is.
Is selling my house as-is a good choice?
As with any decision, there are pros and cons of choosing to sell your home as-is. Let’s take a look at a few.
Pros of selling a house as-is
There are a number of benefits to selling a home in its current condition. It’s a strategy that appeals to many homeowners for its simplicity and speed. These are the advantages of selling as is:
Close on a house fast
Getting ready for a traditional home sale can take as little as six weeks, but often the preparation process takes much longer. Selling as-is can allow you to get your home listed on the market faster.
Meanwhile, the average time from listing to contract signing is 33 days, based on the National Association of Realtors (NAR)’s September 2025 Realtors Confidence Index Survey. Depending on the market and the condition of your home, full home preparations could take longer than finding a buyer. If selling fast is the goal, selling as-is may be one way to achieve it.
Attract a cash buyer
Often, cash buyers are attracted to as-is homes and the prospect of getting a deal. With a cash offer, you won’t need to worry about mortgage approvals or other contingencies and risks that could cause the transaction to fall through.
Another way to sell an as-is property is with HomeLight’s Simple Sale platform, which provides you with an all-cash offer for your home, allowing you to skip the repairs, prep work, and open houses.
After answering a few simple questions, you can receive an all-cash offer within 24 hours and close your home sale in as few as 7 days.
Spend less on the home sale
If the budget is tight, selling as-is can help you avoid the upfront costs associated with selling a home. Even if you’re selling a house in poor condition, you don’t have to worry about renovation and staging expenses.
If you need to do repairs, you may simply tackle smaller, inexpensive issues, such as a leaky faucet, a broken hinge, or clutter, which might deter buyers.
Reduce back-and-forth negotiations
Selling your home as is naturally limits the amount of negotiation. Since buyers know up front that you’re not making repairs, there’s less back-and-forth over inspection issues or renovation requests.
Still, keeping the conversation open can make the process smoother. Will Gaskins, who sells properties 67% faster than average Washington, DC, and Northern Virginia agents, encourages sellers to engage during inspections and hear buyers out. “We want a win-win,” Gaskins says. “We want the buyers to feel good about the transaction, and we want the sellers to feel good.”
If repairs do come up, you can always offer a concession, like covering part of the closing costs, instead of getting into lengthy negotiations. As agent Lurie notes, “Work it out with concessions versus making them do repairs before closing. Sellers are more apt to give concessions than to do the actual work.”
Cons of selling a house as-is
While selling a house as-is can be convenient, it’s not without its drawbacks. Homeowners should be aware of the potential trade-offs before choosing this route. These are the disadvantages of selling your home in its current condition:
Receive low offers
When you sell a house as-is, buyers typically assume the property needs work, and they factor that into their offer. Even if the home’s condition isn’t terrible, the uncertainty alone can cause buyers to play it safe and go below the asking price.
Some may overestimate repair costs and reduce their offer accordingly. In many cases, sellers have to accept a price that’s significantly below market value just to close the deal.
Sell to a limited buyer pool
When potential buyers see those two little words in listings, it usually denotes that there is something wrong with the property and can deter some buyers who don’t want to make repairs.
“When I see the words as-is, I tell the buyers don’t even bother with it,” says Debra Blanchet, a Providence County, Rhode Island, agent with 36 years of experience.
Listing your home as-is can decrease the number of buyers who will come to look at it. Gaskins believes this sends a bad message, “It tells people this is a disaster.”
If your goal is to sell your home fast, he recommends that you attract buyers with your openness to negotiating instead of using the as-is tag. You can still say no to their requests (which may lead to a decrease in what they’ll pay), but at least you’ll have people willing to look at the home and make an offer.
Deal with a buyer backing out
The potential buyer still has the right to ask for a home inspection even if you state you’d like to sell as-is. They also have the right to ask you to fix problems that the inspection turns up.
If you refuse to engage in a little give and take with the buyer, it could lead to you having to sell the property way below what it’s worth, or the buyer will simply walk away, and you’ll have to go through the process all over again.
To reduce the risk of buyers backing out at the last minute, get your own inspection done before listing the property. This way, you’ll be aware of any issues and can disclose them upfront.
Encounter buyer financing challenges
Many lenders have strict property condition requirements, especially for conventional or FHA loans. If a home has major issues, like structural damage, outdated systems, or safety concerns, it might not qualify for a mortgage. It may take longer to find a qualified buyer, or you may be forced to accept a lower offer.
How do I market an as-is home?
Selling your home as is doesn’t mean you can’t get a great offer — it just takes the right marketing. Focus on showing off your home’s best features while being upfront about its condition. With a smart strategy, you’ll attract buyers who see the value and potential in your place. Follow these marketing tips:
- Be upfront: Clearly state that the property is being sold as is in your listing and marketing materials. Being honest about the home’s condition builds trust with buyers and can prevent wasted time on unlikely offers.
- Highlight the positives: Emphasize the home’s best features, such as its location, lot size, or unique architectural details. Even small perks can make a big difference in attracting buyers who see the potential.
- Set a competitive price: Research comparable homes in your area and price your property fairly for its condition. A realistic price draws more attention and can lead to quicker offers, even on a home that needs work.
- Use good visuals: Invest in high-quality photos and, if possible, virtual tours to showcase the home online. Strong visuals help buyers imagine themselves in the space and make your listing stand out from others.
- Target the right buyers: Focus on audiences who are more likely to purchase an as-is property, such as investors, flippers, or cash buyers. Marketing directly to these groups increases the chance of serious offers and smoother transactions.
How much do I lose by selling a house as-is?
Several factors impact the home’s final sale price and how much you could lose selling as-is rather than making repairs and selling a turnkey property. It really depends on the current state of the overall market, your local market, and the state of the property.
A property selling as-is with no major structural issues will be in a different situation from a property selling as-is with a crumbling foundation. Your real estate agent will have a good idea of the local market and be able to advise you on how much you could lose selling as-is.
One option some sellers choose is to sell their home as-is to an investor or an instant buyer (iBuyer) company for an all-cash offer. This allows the seller to skip the repairs and showings and get a fast closing.
But the convenience comes at a cost. Investors who fix and flip houses pay significantly under a home’s value compared to what the owner might get selling as-is on the open market with an experienced agent.
HomeLight’s Simple Sale platform could be another option for you. This platform connects you with one of the largest networks of cash buyers in the U.S.
Sample pricing models
Your pricing strategy will differ from a traditional sale when you sell your home as is. Instead of aiming for top market value, you’ll likely need to offer as-is price discounts compared to similar homes or be willing to accept a lower offer to attract buyers ready to handle repairs.
So, if you’re wondering, “How much price reduction should I expect in an as-is sale?”, here are a few common pricing models sellers use:
- Discounted market value model: This approach involves pricing your home 5% to 20% below comparable listings in your area, depending on the extent of needed repairs.
Example: If similar homes sell for $400,000, but your property needs roof and plumbing work estimated at $30,000, you might list around $370,000 to account for the buyer’s expected repair costs.
- Investor pricing model: Real estate investors often calculate offers using the “70% Rule,” meaning they’ll pay about 70% of the property’s after-repair value (ARV) minus the cost of renovations.
Example: If your home’s ARV is $400,000 and repairs cost $40,000, a cash buyer might offer around $240,000 ($400,000 × 0.7) – $40,000.
- iBuyer pricing model: iBuyers typically pay 85% to 95% of your home’s market value, then deduct service fees of around 5%–10%.
Example: If your home is worth $400,000, an iBuyer might offer $340,000 to $380,000, minus service fees of $20,000 to $30,000, bringing your estimated net proceeds closer to $330,000–$360,000. The main benefit is speed and convenience—many iBuyers can close within one to two weeks and handle minor repairs themselves.
>>Learn more: See how much your home could sell for without repairs or listing hassles. Use our Cash Offer Calculator to get an instant estimate and decide if an as-is sale is right for you.
What if I want to address a few issues?
If you do want to tackle some repairs or a bigger issue like a damaged roof or a poor kitchen layout, these are a few of the projects that lead to a good return on investment (ROI). The type of projects to consider also depends on why you want to sell the home as-is in the first place.
If you need the money that a home sale will bring, or if you’re on a strict timeline because of a relocation, these projects might not be a good fit. But, if you’re on the fence and have the time and money, here are some of the best ROI projects:
- Garage door replacement
- Average investment: $4,672
- Cost recouped: 268%
- Entry door replacement
- Average investment: $2,435
- Cost recouped: 216%
- Manufactured stone veneer
- Average investment: $11,702
- Cost recouped: $208
- Fiber-cement siding replacement
- Average investment: $21,485
- Cost recouped: 114%
- Minor, midrange kitchen remodel
- Average investment: $28,458
- Cost recouped: 113%
Depending on the state of the property, doing some renovation could really impact the final sale amount because “the discount that’s usually associated with selling as-is is not usually the discount the seller wants,” Gaskins explains. “A red flag goes up, and people wonder what’s really wrong with the property.”
Connect with a Top Agent
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Q&A: Expert tips about selling a house as-is
It depends on your situation and goal. If you have the time, budget, and energy, making repairs could help you get a higher price. But if you’re short on any of those, or just want a quicker, less stressful sale, selling as-is might be the smarter move.
Selling as-is can be a great option, especially if your home needs work and you don’t want to deal with renovations. It saves time and effort, and some buyers, like investors, actively seek out as-is properties. Just keep in mind, the trade-off is usually a lower sale price.
Not always. While some buyers might assume something’s wrong, others understand it simply means the seller isn’t making repairs. Being upfront and providing disclosure can go a long way in easing concerns.
This answer depends heavily on the current market where your home is located and the actual state of the property. In an active seller’s market, it’s easier to sell a house as-is, but if there is a lot of inventory for buyers to choose from, they may lean toward a move-in-ready property.
Additionally, a house that sells as-is but is in generally good condition may be easier to sell than a house that needs a new roof or foundation repairs.
Before you decide to sell as-is, you can get a ballpark idea of what your home might be worth by using HomeLight’s Home Value Estimator (HVE). Our online estimator uses information from multiple sources to give you a detailed analysis that can help you determine your best next steps.
You can also work with a top agent who will provide a comparative market analysis (CMA). Consider getting a pre-listing appraisal to determine your home’s value.
Yes, many Realtors handle as-is sales. In fact, they can be really helpful in marketing the home, setting the right price, and managing buyer expectations. A good agent will know how to position the property, even without repairs.
Yes, you can legally sell a house without getting your own inspection. But having one done ahead of time can help you understand what you’re working with and avoid surprises. Plus, it builds trust with buyers when you can share that information upfront.
Absolutely. It’s totally legal. You just need to follow your state’s disclosure laws and be honest about known issues. As long as you’re transparent, selling as-is is a valid and common way to sell a home.
Decision time. Should you sell your house as-is?
As you plan your as-is home sale, take time to weigh the pros and cons of this approach alongside your current situation. If you want to skip repairs or upgrades, attract a cash buyer, move quickly, or sell an inherited property, an as-is sale may be a smart choice. However, if your goal is to maximize profit, making key repairs could be the better move.
Regardless of your decision, the first step is finding a great local agent who understands your market. A reliable professional can help you price your home effectively and guide you through buyer negotiations. Connect with a proven agent today.
Header Image Source: (Nick de Partee / Unsplash)
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