If you have the time and money, it’s worth making some repairs on your home before selling to get a higher sale price. But if you need to move fast or can’t sink resources into making repairs, selling your house as is can be a faster, more convenient alternative to a traditional listing.
If you want to sell your home as is, your typical options are:
- Sell to a cash home buyer: Skip the repairs and get cash offers from multiple investors. You likely won’t make the fair market value for your home, but you’ll sell it as fast as possible.
- Sell with a traditional real estate agent: Work with an experienced local agent who specializes in selling as-is properties.
But those aren’t your only options — why not get the best of both worlds with Clever Offers? Compare Instant Cash Offers from multiple vetted investors in your area, and get up to 100% of your home's value. Or, choose our 7-Day-Sold program to sell your home on the open market in just 7 days. See your instant cash offer today.
Pick your state from the list below to learn how to sell a house as is in your local market.
✅ Selling your house as is may be right for you if:
- You need to sell your house fast.
- You don’t have the money to make repairs.
- Your house isn't in livable condition.
- You need immediate cash funds.
- You've inherited a property.
- You manage multiple properties.
- You're okay with selling to an investor for a lower price.
🚫 Selling your house as is may NOT be the right choice for you if:
- You don’t need to sell your house fast.
- You have the resources to make low-cost, high impact repairs.
- Your house is in livable condition.
- You want to get the best price for your home.
- Your house is your only real estate property.
- You don’t want to sell to an investor for a lower price.
"Selling a house as is means the property is being sold in its current condition and the seller is not responsible or obligated to make any repairs," says real estate agent and investor Steve Nicastro.
However, listing a home "as is" doesn’t mean you're completely off the hook from negotiating repair requests from a buyer.
"Even though the home is being sold as is, the buyer is advised to do their due diligence and order any reports which would help them make an informed choice about moving forward on the purchase," advises Sammy Lyon, Realtor and Associate Broker at Dow Capital. "This typically includes a general home inspection, plus any follow-up reports like termite, sewer camera, roof, HVAC, plumbing, electrical, foundation, mold, septic, pool and spa."
While potential buyers aren't technically supposed to request that the seller make repairs in an as-is contract, inspections leave the door open for negotiation. "Say a buyer discovers serious mold in an inspection, they may ask the seller to fix it or provide a credit to cover mold remediation," adds Nicastro.
In most cases, it's in your best interest to negotiate with the buyer, says Lyon. "If the seller takes a hard line on not making any repairs or giving credit, the transaction is likely to fall out of escrow. And the seller now needs to disclose those issues to the next buyer."
However, if you need to sell your house as fast as possible, investor Ben Mizes advises that you “require offers that have no inspection contingency. You’ll get less money, but it’s truly ‘what you see is what you get’ in terms of the offer price.”
Steps to sell your house as is to a cash home buyer
🔎 At a glance — selling with a cash home buyer
- 🏠 US median home value: $356,585[1]
- 💵 Typical cash offer range on an US home: 55%–85%
- ⏰ Average time to close in the United States: 7–14 days
- 📈 National percentage of homes purchased with cash in the last year: 14%[2]
If you decide to sell your house as is to a cash home buyer, you can expect a faster process compared to selling with a local real estate agent. Cash home buyers don’t require repairs before closing, and you can get cash offers in as little as 24 hours. However, you likely will receive less than market value for your home as is — generally around 70% of its value.
That said, top cash home buyers may offer you more, especially if your home is in a great location or a competitive real estate market.
#1: Find vetted cash home buyers near you
Before contacting any buyers directly, thoroughly investigate local cash-buying companies. Look for:
- Companies with 5+ years of experience
- Positive BBB accreditation and ratings
- Strong customer reviews and testimonials
- Membership in local real estate investor associations or clubs
- Verifiable past transactions
Avoid contacting companies that have multiple complaints or charge upfront fees — while many cash home buyer companies are reputable, there are some that try to take advantage of sellers in difficult situations.
You can also look for iBuyers in your area — iBuyers, like Opendoor and Offerpad, also purchase homes in as-is condition, but they tend to avoid homes that need major repairs or renovations. If you have a home in relatively good condition but still want to avoid the usual listing process, an iBuyer may be worth considering.
While iBuyers won't ask you to make any repairs, they'll make deductions for estimated repair costs. They'll also charge service fees and closing costs, so your final home sale price may be significantly lower than your initial offer from an iBuyer.
Top cash home buyers in the United States
-
✨ Best Overall
Clever Offers
Offers MarketplaceBest for: Most home sellers. Compare all cash offers and options in one place.
-
Home Cash Offer Pros
Cash InvestorBest for: People with fixer-uppers or hard-to-sell homes who need to sell fast.
-
HomeLight
Bridge LoanBest for: People with lots of equity tied up in their current home who need to move now.
-
Xome
Online AuctionBest for: People with homes that need major repairs who have a few weeks or more to sell.
» MORE: Compare all nationwide cash home buyer companies
#2: Contact multiple cash buyers for offers
We recommend contacting at least 3–5 cash buyers so you can get multiple offers and select the best one for you. You can typically submit information about your property online on the company’s website or call the cash home buyer directly.
Be sure to ask questions like:
- Do you require any repairs?
- What’s your typical closing timeline?
- Do you charge any upfront fees?
- Can I review your standard purchase agreement?
- Would you be willing to put down a 1–2% earnest deposit?
After submitting your property info, you may receive a preliminary cash offer in 24–48 hours.
#3: Schedule property inspection
Once you’ve received an initial estimate, a third-party inspector and/or company representative will inspect your property.
While you don’t have to make any repairs, the inspector will calculate the cost of necessary repairs during the inspection, and this will affect your final cash offer. The more repairs needed, the less your offer will be.
#4: Compare your final offers and accept the best one
We recommend hiring a real estate attorney or CPA to review the contract and ensure that the deal is fair and you’re protected if the buyer decides to back out of the as-is sale. Ask for proof of funds such as recent sales contracts and bank statements to confirm that the buyer has the cash to close the deal.
Compare offers based on:
- Net proceeds after any fees
- Closing date flexibility
- Any contingencies (look for offers that have no inspection contingency)
- Who pays closing costs
- Earnest money amount
- Terms for property inspection
- Proof of funds requirement
#5: Complete title work
The title company will:
- Run title search
- Prepare closing documents
- Handle escrow
- Coordinate with buyer's funds
- Schedule closing appointment
- Prepare settlement statement
If you have a lien on your title, you’ll likely need to rectify this before closing. Any debts associated with property liens can usually be paid from the as-is sale proceeds.
#6: Close the sale
Since cash buyers typically don’t require mortgage financing, the closing process can move much more quickly than a traditional real estate transaction. You could close in as little as 7–14 days, compared to the typical 35 days of a traditional sale.
Steps to sell your house as is with an agent
🔎 At a glance — selling with a real estate agent
- 🏠 US median listing price: $400,500[3]
- 💰 US median sale price: $458,104[4]
- 📈 Current inventory in the United States: 829,376 units (48% less than the average housing inventory in the United States)[3]
- 🗓️ Median days on market in the United States: 73 days[3]
- 🧰 Average repair costs in the United States: $17,829–$35,659
Selling your house as is with a real estate agent can take more time than selling to a cash buyer, but you could receive more money on the as-is home sale — especially if you’re selling a livable house in a competitive market.
If there are more homes than buyers — or your property’s condition makes it difficult for buyers to get approved for financing — your only offers may be from real estate investors, who typically offer around 70% of fair market value, although in some cases they can go as high as 85%. And even if you end up selling to an investor, you’ll still have to pay a realtor commission averaging between 2.5–3% of the home sale price — although you can pay less with a low commission realtor.
#1: Find an agent with experience in selling as-is homes
When you’re selling your house as is, it helps to have a realtor who specializes in selling distressed properties, fixer-uppers, or as-is sales in your area. These realtors know best how to market the home to attract potential buyers and investors while still getting you a fair price for your home as is. They’re used to selling properties in all types of conditions, so no need to feel anxious or embarrassed if your house needs a lot of work.
To find these types of realtors, search on websites like Zillow, Realtor.com, and Trulia for real estate agents in your area. Look at their listing history to see if they’ve sold homes as is and read customer reviews to see how sellers liked working with the agent. If you’re selling a distressed property, look for realtors who have a Short Sales and Foreclosure Resource (SFR®) certification.[5]
We recommend interviewing at least 2–3 top-rated agents in your area. Ask specifically about their experience with as-is sales, their marketing strategies for such properties, and examples of similar homes they’ve sold. A qualified agent should be able to provide recent comparable sales data and explain how they'll position your home to attract investors or buyers seeking as-is properties.
⚡️ With our Clever Offers program, you can work with a vetted local real estate agent who can get you an instant cash offer (up to 100% of your home’s value) or multiple cash offers from vetted buyers in your market. Either way, you’ll achieve a fast sale and keep more money in your pocket. Fill out this short form to see your instant cash offer.
#2: Consider getting a pre-listing inspection
While a pre-listing inspection isn’t necessary, it can be a good extra step for sellers with as-is homes. It’s the same as a regular home inspection, but it's done prior to listing so that the seller is aware of any potential issues with the home. In the United States, a professional inspection costs $249–$347.[6]
A pre-listing inspection can help you set a more realistic price for your home, especially if you discover major issues. You can choose the share the inspection report with the buyer upfront, which can motivate potential buyers and increase trust.
You’ll need to disclose any issues you find in your seller disclosures, but this transparency often leads to smoother transactions in the long run.
#3: Consider making low-cost, high-impact repairs
While you may want to avoid making major home improvements, consider making some low-cost, minor improvements that can boost the home value, recoup job costs, and attract buyer attention.
Job[7] | Job cost | Resale value | Recouped cost |
🥇 Garage door replacement | $4,513 | $8,751 | 193.9% |
🥈 Entry door replacement (steel) | $2,355 | $4,430 | 188.1% |
🥉 Manufactured stone veneer | $11,287 | $17,291 | 153.2% |
Grand entrance (fiberglass) | $11,353 | $11,054 | 97.4% |
Minor kitchen remodel (midrange) | $27,492 | $26,406 | 96.1% |
Siding replacement (fiber cement) | $20,619 | $18,230 | 88.4% |
Home improvements can often boost your sale price, but you’ll want to spend your money carefully.
"Repairs that may make sense to do before listing include adding a fresh coat of paint, updating lighting fixtures, and replacing worn-down hardware and faucets,” says Matiah Ty Fischer, Founder of AllHomesLasVegas.com. Such improvements require minimal time and investment, but they could bring in a larger pool of potential buyers.
Before taking on pricier renovations, realtor Sharlys Leszczuk of Windermere West LLC recommends to "get quotes from multiple contractors for the repairs needed.” This is not only good for you to decide whether or not to make the improvements yourself, but will also give you a great negotiation tool to counter an offer that comes in below your list price. Your real estate agent should be able to connect you with quality contractors they’ve worked with before.
According to our 2024 Home Renovation Trends survey, 93% of homeowners made one or more minor improvements to their homes in the past five years. The most popular improvements include:
- New faucets and fixtures (36% of homeowners)
- Updated interior lighting (35%)
- Minor kitchen upgrades (i.e., new appliances) (34%)
- Minor bathroom upgrades (i.e., toilet, mirrors) (34%)
- Repainting rooms (33%)
Avoid spending money on high-cost improvements like luxury kitchen and bathroom remodels, roof replacements, or an expansive landscape design. While these improvements increase the value of your home, you likely won’t recoup the cost of the job.
“Examples of repairs that sellers should typically avoid making before selling include extensive kitchen or bathroom remodels, adding luxury features, or investing in high-end finishes," says Chris McGuire, investor and founder of Real Estate Exam Ninja. These types of upgrades may not align with the preferences of potential buyers or provide a significant return on investment.”
If you have the budget to make repairs, focus on the most important ones first. As Martin Orefice, CEO of Rent to Own Labs, says, “An outdated, but functional, kitchen is a much lower priority than fixing a leaky roof.
#4: Get a realistic estimate of your home value
While renovated properties tend to sell for more than homes sold as is, several factors determine your home's market value — including your location, the number of buyers relative to the inventory of homes for sale, and how your house measures up to other properties on the market.
An experienced, local realtor can give you an estimate of your home’s value in its current condition vs. after repairs in their comparative market analysis report.
#5: Specify “as is” in your listing
To ensure you only get serious buyers interested in your home, you’ll need to specify that the house is being sold “as is” on your listing.
Realtor Sharlys Leszczuk of Windermere West LLC says, “You likely won't appeal to the 'move-in ready' audience. And, if the lack of improvements could impede someone's ability to take out a mortgage on the home, that could further limit your pool of potential buyers.”
Most buyers are only interested in buying homes that are move-in ready and don’t require significant repairs. Traditional buyers may also have trouble securing financing for the home as is, due to insurance or appraisal concerns.
By specifying “as-is” in your listing, you’ll likely limit yourself to investors, cash buyers, and those looking for a fixer-upper. But that smaller buyer pool also means you’ll avoid haggling with buyers who are looking for homes in better condition.
If you know of a major issue with your home but don’t want to invest the time and money to fix it, offering a repair concession upfront can be an effective marketing strategy. This strategy could increase your buyer pool to include those who may otherwise not have considered an as-is property, but who feel reassured by the fact that the buyer credit makes any future repairs more affordable.
As an example, Tamar Asken, realtor and founder of Parasol Realty, notes, “A client of mine bought a property where the seller knew his foundation needed a serious repair. He had gotten a bid for $40,000 for the repair and wrote into the contract that he was going to leave $40,000 from the proceeds of the sale in an escrow account to be paid to the foundation repair company at close, thereby taking the problem out of the negotiation completely.”
#6: Follow your state's disclosure laws
When listing a house for sale — even one being sold “as is,” — most states require you to fill out a form called a seller disclosure, detailing any known defects with the property.
While you don't need to list every chip in the paint or scuff caused by normal wear and tear, you will need to disclose anything that could affect the home's livability or resale value. That includes issues like water damage, mold, asbestos, leaking roofs, and cracked foundations.
Many seller's disclosure forms also require you to describe the condition of the home’s structural elements, major systems (like the electrical and plumbing), and appliances.
Failing to provide the buyer with a complete seller’s disclosure is risky, even if the buyer agrees to purchase your property as-is. Buyers can back out of a contract if they haven’t been properly informed about the condition of the house, either because the seller’s disclosure wasn’t provided or it was missing important information.
#7: Negotiate with buyers and close
Buyers may try to negotiate even after they’ve signed an as–is real estate contract. Work with your real estate agent to determine next steps.
First-time buyers may request repairs to receive financing from their loan provider, and some government loans require minimum property requirements to be met before loan approval. “Repairs that go unfixed can disqualify buyers with first-time or government loans from purchasing a home because the loan is not insurable under certain conditions," says Elisha Lopez of Ocala Realty World in Florida.
Major issues that prevent financing typically make the home “unlivable” and include things like significant mold, termite infestation, plumbing leaks, etc.
- FHA loan minimum property standards[8]
- USDA loan minimum property standards[9]
- VA loan minimum property standards[10]
Once you accept the offer, closing can continue as normal.
The first step is to find a great local realtor who specializes in selling houses as is. Our free service connects buyers like you with top-rated agents from trusted brands like Coldwell Banker and Century 21 who have experience with these types of properties.
Fill out the form below to get personalized agent recommendations sent straight to your inbox!
Pros and cons of selling a house as is
Selling a house as is may be right for you if you’re looking for a quick, hassle-free as-is sale. However, buyers will typically expect a much lower sale price in exchange for taking on repairs.
✅ No repair costs
Selling as-is means you can avoid time-consuming and costly repairs, since buyers agree to accept the home in its current condition. In the United States, the average cost of total home repairs is $26,744, so you could keep that amount in your pocket.
However, buyers can still request repair concessions, especially if a defect is discovered during the inspection that wasn’t previously known. Let's say a buyer agrees to an as-is purchase, but the inspection uncovers plumbing issues that are going to cost $30,000 to fix — the buyer may ask you to provide a buyer credit for that amount.
Even when listing a home as is, it may be worth doing some minor repairs that make a difference to buyers. “Focus on minor yet impactful improvements like painting or fixing obvious defects," says Jave Blackburn, CEO of WeBuyAnyHouseAsIs. "Investing in major renovations often doesn’t yield proportional returns.”
✅ Clear expectations and fewer negotiations with buyers
Listing your house as is means that buyers should expect to buy the house in the condition it’s in without any repairs being made. While this limits your pool of buyers, you likely avoid complicated offers or disputes down the road.
A survey of recent American home sellers shows that 26% regret making too many concessions to buyers, which are often the result of issues that arise during the home inspection. However, inspections tend to be less of a hassle in as-is sales, since buyers already expect a lower sale price in exchange for taking on the risk and costs of repairs.
Some buyers of as-is properties may even waive the home inspection. Buyers who do request an inspection will often only use it to renegotiate the terms of the sale if a major issue is discovered that will significantly increase their potential repair costs in the future.
While an as-is sale doesn’t guarantee that a buyer won't ask for repair concessions, such negotiations are less common. "From the seller's perspective, as-is is the strongest option in your favor when it comes to the contract types," says Steve Nicastro.
✅ Potential for a speedy sale
"An as-is sale is typically faster than trying to get your house ready for listing," says Bridges. “You can post your property on the market and get done with it right away if you plan to sell it as it is — saving yourself weeks or even months of waiting for repairs, renovations, and other chores to be finished.”
If you sell to a cash buyer or real estate investor, then you could close even faster. These buyers don't require financing approval and are experienced in quick sales. Some cash investors can close in less than two weeks.
🚫 Lower sale price
If you’re selling to a cash home buyer, you can expect to receive around 70% of your home’s value. For a $356,585 house (the typical home value in the United States) that would be $249,610.
If you’re selling on the open market, you could get around 80–85% of your home value. However, several factors will influence the final sale price, such as market conditions, how many repairs the buyer will need to make, etc.
Depending on market conditions and the repairs needed on your house, you could get a better return on your investment by completing repairs and improving your home’s list price. As Bridges says, “You have the scope to gain an extra 4%-5% resale value just with a few cheap improvements and repairs. While selling your house as it is would be worth at least 15–20% less than the market value.”
🚫 Limited buyer pool
As-is properties tend to have a much smaller buyer pool, which is one of the reasons why they also tend to sell for less. Unless you’re in a seller’s market, most buyers are going to favor move-in ready homes that don’t require significant repairs. Your as-is listing may sit on the market for a while, especially if inventory is high.
By selling as is, you may find that your only buyers are investors and property flippers who are looking for deals. While investors and cash buyers offer the convenience of a quick sale — and they’re often more willing to buy even distressed properties — they’re looking for a bargain.
🚫 Loan financing challenges with buyers
If you’re selling your home as is on the open market, you have a higher risk of offers falling through due to financing issues.
“If you need a full remodel or have a ton of deferred maintenance, it may make the most sense to sell the home as-is," explains Suzanne Seini, CEO and Owner of Innovate Realty, "However, if that is the case, buyers may have problems getting financing with their lender so you may only be entertaining cash offers.”
Mortgage lenders typically require a home appraisal before approving a loan. If the property has serious issues or is unlivable, many lenders will refuse to service the loan.
Financing will be less of an issue if you’re mainly entertaining cash offers, such as from investors who already have their financing lined up. But if you’re hoping to sell to a traditional buyer, you should be prepared for potential delays.
How much will I make selling my house as is?
If you sell your home to a cash home buyer, you'll typically receive around 70% of your home’s value. For a $356,585 home in the $249,610.
You'll avoid paying real estate commission fees if you sell directly to a cash home buyer, and many investors offer to pay closing costs as part of the deal. But your sale price will likely be much lower than market value.
If you sell your home as is with a real estate agent, you can expect to make around 80–85% of your home’s market value.[11] For a house in the United States with the median home value of $356,585, that would be around $285,268–$303,097.
When selling a home as is with a realtor, you’ll need to include closing costs and real estate commission in your closing costs. ⭐ Use our Seller Closing Costs calculator to determine your estimated sale proceeds.
Why trust us?
Data sources
Our research team compiles comprehensive data on the national real estate market, including current home values, listing prices, time-to-sell metrics, and other key statistics. We use data from established industry platforms like Zillow, Realtor.com, and Redfin, along with feedback from our network of partner agents to ensure accuracy.
We keep information current by regularly updating our guides as our primary data sources release new market information.
Interview sources
This article draws on interviews with more than ten real estate agents and investors across the country. Subject matter experts who contributed to this piece include:
- Tamar Asken, realtor and founder of Parasol Realty
- Jave Blackburn, CEO of WeBuyAnyHouseAsIs
- Brady Bridges, broker and owner of Reside Real Estate
- Matiah Ty Fischer, realtor and founder of AllHomesLasVegas.com
- Sharlys Leszczuk, broker at Windermere West LLC
- Elisha Lopez, broker and owner of Ocala Realty World
- Sammy Lyon, associate broker at Dow Capital
- Chris McGuire, broker, investor, and founder of Real Estate Exam Ninja
- Steve Nicastro, real estate agent and investor
- Martin Orefice, CEO of Rent to Own Atlanta
- Suzanne Seini, CEO and Owner of Innovate Realty
About Clever Real Estate
Since our founding, we've guided more than 82,000 clients through successful real estate transactions. Our nationwide network includes 3,800+ high-performing agents from respected brokerages, all committed to making real estate transactions simpler and more cost-effective for our clients.
Our customer-first approach has earned us outstanding recognition, including a perfect 5-star Trustpilot rating and thousands of verified positive reviews. Major publications, including The New York Times, Business Insider, Inman, and HousingWire, frequently feature insights from our expert research team, who create detailed guides for home sellers and buyers.
We're dedicated to empowering our readers with the knowledge and support needed to achieve their real estate goals. Learn more about Clever.