How to Sell a House As-Is (and What "As-Is" Really Means)

What does "as-is" mean when you sell a house?

Selling as-is means you will not make repairs, pay for repairs, or give repair credits. The buyer agrees to take the house in the condition it is in on the day of the sale.

That is the whole promise. You are saying "what you see is what you get," and the price reflects that. As-is is written into the purchase contract, usually as a clause stating the buyer accepts the property in its present condition.

What as-is does not mean:

• It does not mean you can hide problems you know about.
• It does not mean the buyer cannot inspect.
• It does not mean the buyer cannot walk away. That depends on the contingencies in the contract.

Do you still have to disclose problems in an as-is sale?

In most states, yes. An as-is clause limits what you will fix. It does not remove your legal duty to tell buyers about known defects.

Disclosure rules vary a lot by state. Some examples:

• California: the state's civil code says the real estate transfer disclosure statement may not be waived in an "as is" sale.
• Texas: most sellers of a single-family home must give the buyer a written seller's disclosure notice. The law lists exemptions, such as court-ordered sales, foreclosures, and sales by an executor or trustee administering an estate or trust.
• Every state (homes built before 1978): federal law requires you to disclose known lead-based paint and lead hazards, give the buyer an EPA pamphlet, and generally offer a 10-day window for a lead inspection, which the buyer can waive.

Courts also tend to look hard at sellers who hide things. In a well-known Texas Supreme Court case, the court said a buyer is not bound by an as-is agreement that he was induced to sign by a fraudulent representation or concealment.

The safe habit: if you know about it, write it down. A leaky roof you disclose is a price discussion. A leaky roof you hid can become a lawsuit. Rules differ by state, so see our state guides and talk to a real estate attorney if you are unsure what you must disclose.

Who buys houses as-is?

Several kinds of buyers will take a home without repairs. They differ in price, speed, and how picky they are about condition.

A few notes on that table:

• Lender standards matter. FHA loans require the home to meet HUD's minimum property standards for safety, soundness and security. A house with a failing roof or exposed wiring may not qualify until it is fixed.
• Renovation loans exist. HUD's 203(k) program lets a buyer roll repair costs into the mortgage. That widens your pool, but these loans take longer to close.
• Wholesalers are common in the as-is world. Always ask: "Are you buying this house yourself, or assigning the contract?" Our guide to real estate wholesaling explains why that answer matters.

How do you price a house you're selling as-is?

Start with what the house would sell for fully repaired, subtract a realistic repair cost, and then expect buyers to subtract more for their risk, holding costs, and profit.

Step 1: Find the after-repair value

The after-repair value (ARV) is what the house would likely sell for once fixed up. Look at recent sales of updated homes nearby, or ask a local agent for a free comparative market analysis.

Step 2: Estimate repairs honestly

Get one or two contractor bids for the big items (roof, foundation, HVAC, plumbing, electrical). Buyers will do their own math, so a real bid helps you judge whether an offer is fair.

Step 3: Understand how investors do the math

Many investors use the "70% rule," an industry rule of thumb, not a law or statistic. It says an investor may offer about 70% of the after-repair value, minus repair costs.

Example: ARV of $300,000. Repairs of $40,000. 70% of $300,000 is $210,000. Minus $40,000 equals about $170,000. Real offers vary above and below that number depending on the market and the buyer.

You can run your own numbers with the cash offer calculator, which also compares your net to listing with an agent. For more detail, read how cash home buyers calculate offers.

Step 4: Compare net, not price

A cash offer has no agent commission, often no repair costs, and fewer days of mortgage, taxes and utilities. A listing usually brings a higher price but more costs. Compare the money you walk away with in each case. Our cash offer vs listing guide walks through it.

Will the buyer still do an inspection?

Yes, almost always. As-is means you will not fix what the inspector finds. It does not stop the buyer from looking.

Cash investors usually do a walk-through, sometimes with a contractor. Retail buyers often hire a licensed home inspector. Many contracts give the buyer a set inspection period to back out. Texas contracts, for example, often include a paid option period.

What this means for you:

1. Expect a second conversation. If the inspection turns up something you did not disclose (because you did not know), some buyers will ask to lower the price. You can say no.
2. Keep inspection windows short. A short window, such as 7 to 10 days for a cash buyer, is a reasonable ask. It is negotiable.
3. Ask about earnest money. A buyer who puts down a meaningful deposit, and lets it go non-refundable after inspection, is more likely to close.

What should you do before listing a house as-is?

You do not need to renovate, but a few low-cost steps can raise offers and speed things up.

• Remove trash and personal items if you can. A cleaner house is easier for buyers to judge. If you cannot, see our guide to selling a hoarder house.
• Turn on utilities so buyers can test the water, power and HVAC.
• Gather paperwork: your deed, mortgage payoff, any permits, past repair records, and any inspection reports you already have. Our documents checklist lists the rest.
• Fill out your state's disclosure form before you show the house, so every buyer sees the same facts.
• Fix only cheap, high-impact items like a broken lock, missing smoke detectors, or a dripping faucet.

When is selling as-is a bad idea?

As-is is not always the best move. If your house only needs cosmetic work and you have time, listing with an agent will usually net you more.

Selling as-is tends to make sense when:

• Repairs are large, like a roof, foundation problems, or fire damage.
• You do not have the cash or time to manage contractors.
• You inherited the house or live far away. See selling an inherited house.
• You need to close fast because of foreclosure, divorce, or a move.

Listing is often better when:

• The house is in decent shape and would qualify for a regular mortgage.
• You can wait two or three months.
• The price difference is bigger than the cost of repairs plus agent fees.

The honest truth: a cash buyer almost always pays less than a fully repaired house would bring on the open market. The trade is a faster, more certain sale with no repairs. Only you can decide if that trade is worth it.

How do you get the best as-is offer?

Get more than one offer. One offer tells you very little. Three offers show you the real range.

You can call investors yourself, ask an agent to market the home as-is, or ask Cash Offer Desk. We make written as-is cash offers in the areas where we buy, and outside them we may connect you with a trusted cash buyer if you agree. It is free for sellers, as explained on our how we make money page. Compare our offer with others, and you can say no to all of them.

Before you sign with anyone:

1. Ask if they are buying the house themselves or assigning the contract.
2. Ask for proof of funds.
3. Confirm who pays closing costs and title fees.
4. Use a licensed title company or real estate attorney to close.
5. Read our guide on spotting cash home buyer scams.