How to Sell My House As Is in Pennsylvania

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 quickly 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 in Pennsylvania, 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 Pennsylvania 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.

Steps to sell your house as is to a cash home buyer

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.

#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, like the Pennsylvania Real Estate Investors Association[3]
• 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 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.

Cash home buyers in Pennsylvania

» MORE: Compare all cash home buyer companies in Pennsylvania

#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

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. Investors typically offer around 70% of fair market value, although in some cases they can go as high as 85%.

#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.[6]

We recommend interviewing at least 2–3 top-rated agents in Pennsylvania. 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 Pennsylvania 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 Pennsylvania, a professional inspection costs $228–$341.[7]

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[8]	Job cost	Resale value	Recouped cost
🥇 Garage door replacement	$4,383	$8,922	203.6%
🥈 Manufactured stone veneer	$11,880	$18,840	158.6%
🥉 Entry door replacement (steel)	$2,480	$3,934	158.6%
Grand entrance (fiberglass)	$12,002	$11,779	98.1%
Siding replacement (vinyl)	$19,669	$18,875	96.0%
Minor kitchen remodel (midrange)	$28,832	$27,139	94.1%

Avoid spending money on high-cost improvements like luxury kitchen and bathroom remodels, roof replacements, or an expensive landscape design. While these improvements increase the value of your home, you likely won’t recoup the cost of the job.

#4: Get a realistic estimate of your home value

An experienced, local realtor can give you an estimate of your home’s value in its current condition vs. after repairs and upgrades. Home value can greatly vary by neighborhood, so it’s always best to request a comparative market analysis from a realtor to get a more accurate estimate. 

#5: Specify “as is” in your listing 

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.

#6: Follow Pennsylvania’s disclosure laws

By state law, sellers in Pennsylvania are required to fill out the Seller's Property Disclosure Statement that informs buyers about the property they're purchasing.[9] Your real estate agent can walk you through the Pennsylvania seller disclosure requirements process and help you avoid any legal pitfalls. 

You don't need to list every chip in the paint or scuff caused by normal wear and tear, but you’ll need to disclose anything that could affect the home's livability or resale value. Failing to provide the buyer with a complete seller’s disclosure is risky. Buyers can back out of a contract if they haven’t been properly informed about the condition of the house.

#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. 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[10]
• USDA loan minimum property standards[11]
• VA loan minimum property standards[12]

Once you accept the offer, closing can continue as normal. In Pennsylvania, you don’t have to have an attorney at closing, but it could be a good idea to hire one to make sure all legal affairs are in order.

Pros and cons of selling a house as is in Pennsylvania

Selling a house as is may be right for you if you’re looking for a quick, hassle-free sale. However, buyers will typically expect a much lower sale price in exchange for taking on repairs.

Pros

• ✅ 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 Pennsylvania, the average cost of total home repairs is $19,856.
• ✅ Clear expectations 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. 
• ✅ Fewer negotiations: Unless you’re working with a buyer who’s using government financing, the negotiation process should be relatively short and simple. By selling your house as is, you don’t have to agree to make any repairs.
• ✅ Speedy sale if selling to a cash home buyer: You can get a cash offer in as little as 24 hours, and closing can take just 7–14 days.

Cons

• 🚫 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 $264,752 house (the typical home value in Pennsylvania), that would be $185,326. If you’re selling on the open market, you could get around 80–85% of your home value.[13] However, several factors will influence the final sale price, such as market conditions, how many repairs the buyer will need to make, etc.
• 🚫 Limited buyer pool: As-is properties tend to have a much smaller buyer pool, which is one of the reasons 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.
• 🚫 Loan financing challenges: If you’re selling your house as is on the open market, you have a higher risk of offers falling through due to financing issues. 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.

How much will I make selling my house as is in Pennsylvania?

If you sell your home to a cash home buyer in Pennsylvania, you'll typically receive around 70% of your home’s value. For a $264,752 home in $185,326. 

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 realtor, you can expect to make around 80–85% of your home’s market value.[13] For a house in Pennsylvania with the median home value of $264,752, that would be around $211,802–$225,039.

When selling a home as is with a realtor, you’ll need to include Pennsylvania closing costs and Pennsylvania 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 Pennsylvania 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.

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.

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