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How to Sell a House As Is: Disclosures, Pricing and Your Options

Modest home with a weathered roof

You can sell a house as is in every state we work in. It means you offer the home in its current condition and agree to make no repairs. It does not mean you can stay quiet about problems you know of, and it does not stop a buyer from inspecting. What changes is how you price the home, who your likely buyer is, and which route fits your timeline: a regular listing, a sale without an agent, or a direct cash offer.

Below is the plain version of how it works, what the paperwork requires, what condition does to price, and how to decide.

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TL;DR

  • “As is” means you won’t make repairs. Your duty to disclose known defects stays in place.
  • Buyers can usually still inspect and negotiate. As is mainly tells them you won’t fix what they find.
  • Price to the condition. Discounts for needed work commonly run from about 5% to 30% or more, depending on how serious the problems are.
  • A listing usually brings a higher price and a longer timeline. A cash offer brings speed and certainty at a lower price. Compare net proceeds, not headline prices.
  • Inherited, tenant-occupied or out-of-state homes can be sold as is, and we handle each of them.

Table of Contents

What “as is” really means

Selling a house as is means offering the property in its current condition, without repairs or improvements before the sale. The phrase is a legal position, not a verdict on the house. A home with a dated kitchen and a sound roof can be sold as is just as well as one with foundation damage.

The National Association of REALTORS describes it this way: the seller makes no guarantees about the home’s condition and will not make repairs even if the buyer’s inspection turns up issues.

That is the whole promise. Three things it does not do:

  1. It does not cancel your disclosure duties.
  2. It does not remove the buyer’s right to inspect.
  3. It does not mean you must accept a low offer.

People sell as is for ordinary reasons: they can’t afford repairs, they’re managing an estate, they live in another state, they’ve had tenants, or they want to move quickly and skip the work of preparing a house.

What you still have to disclose

This is where as-is sellers get into trouble. Disclosure rules are set state by state, and the form you use depends on where the home is.

Here is how it looks in the states where we work:

State What to know
California Sellers of most residential properties complete the Real Estate Transfer Disclosure Statement under Civil Code § 1102, with other disclosures layered on depending on the property.
Washington Chapter 64.06 of the state code sets out the seller disclosure statement for residential property, including the buyer’s window to rescind after receiving it.
Colorado Sellers typically complete a Real Estate Commission disclosure form, and Colorado also expects disclosure of known material defects.
Wyoming Rules are lighter than in most states, but known health and safety hazards still need to be disclosed.

Because forms, deadlines and exemptions change, confirm the current version with your agent or a real estate attorney before you sign. Our team will walk you through the form for your property.

Disclose what you know, no more and no less

The standard on these forms is your actual knowledge. You are not expected to open walls or hire an inspector to find hidden problems. If you don’t know the answer to a question, saying so honestly is generally acceptable. What gets sellers into legal trouble is saying “no” to a question when they know the answer is “yes.”

Categories that almost every form asks about:

  • Structure, foundation and roof, including past leaks
  • Plumbing and electrical systems
  • Water intrusion, mold and drainage history
  • Pest damage
  • Additions or work done without permits
  • Neighborhood issues, such as noise or shared-driveway disputes

Keep a signed copy of everything you deliver. A written record of what you knew and when you said so is your best protection if a buyer later disputes a defect.

Can a buyer still inspect an as-is house?

Yes, in nearly every standard contract. The North Carolina Real Estate Commission explains that “as is” tells buyers in advance that the seller won’t make repairs whatever the inspection finds, but that inspections remain a prudent way to learn a property’s true condition. The Massachusetts Association of REALTORS adds that sellers and agents cannot request or accept an offer that requires a buyer to waive the right to an inspection, and that nothing forces a seller to make repairs or cut the price afterward.

In practice, this means:

  • The buyer inspects, then decides whether to go ahead, ask for a credit or walk away.
  • You are free to say no to repair requests. The buyer is free to cancel within the contingency window.
  • “As is” and “no contingencies” are different things. The listing language does not control the deal. The signed contract does.

If a buyer’s inspection will almost certainly happen, you are better off knowing what it will find. That leads to the pre-listing inspection.

Should you get a pre-listing inspection?

Often, yes. A general inspection usually costs a few hundred dollars. Estimates for a general home inspection run roughly $300 to $600, with specialty inspections costing less or more depending on the system. For that money you get:

  • A written list of defects to price against, so you don’t guess.
  • Fewer surprises, and fewer renegotiations, once a buyer’s inspection arrives.
  • A record of the home’s condition on the date you sold.

The same source suggests collecting two or three contractor quotes for each major repair so you can decide, item by item, whether to fix or disclose. It also warns that buyers tend to estimate repair costs 20% to 30% higher than your own contractor quotes, so build some cushion into your price.

What is worth fixing, even in an as-is sale

Selling as is doesn’t forbid small fixes. A decision framework published by RealTrends suggests repairing before listing when an item affects safety, financing, insurance or habitability. Those are the items that can stop a lender from approving a loan or an insurer from covering a home, which then shrinks your buyer pool.

A practical test for each repair:

  1. What will it cost, using real quotes?
  2. How much will it raise the price or widen the buyer pool?
  3. How long and how disruptive is the work?

If the gain doesn’t clearly beat the cost and the delay, leave it and price accordingly.

How condition affects your price

How condition affects your price

A house that needs work sells for less than a move-in-ready one. In the first quarter of 2025 the median U.S. sale price was $416,900, and homes needing significant repairs sell for less than that benchmark. Your own number depends on your neighborhood and the problems in the house.

One published guide gives these typical discount ranges against comparable move-in-ready homes, which are a useful starting point for thinking about it:

Condition Typical discount from market value
Cosmetic only (worn carpet, old paint, dated finishes) About 5% to 10%
Moderate repairs (aging roof, HVAC service, new flooring) About 10% to 20%
Major structural work (foundation, full roof, rewiring) About 20% to 30%
Distressed or uninhabitable 30% or more

These ranges come from LegalClarity’s as-is selling guide and should be treated as rough guides, not appraisals. Your price should come from comparable sales plus real repair quotes.

A worked example

Say comparable renovated homes near yours sell for $500,000. Your house needs a new roof and flooring, which falls in the moderate range of 10% to 20%. That points to a list price somewhere between $400,000 and $450,000, and the inspection report and quotes tell you where in that range to land. If a buyer’s contractor then estimates the roof at 25% more than yours, you already have room to hold your price without a fight.

This is an illustration, not a prediction for your home.

Your three ways to sell as is

There are three main routes. Each trades price against time, effort and certainty.

Route Typical speed Cost to you Best when
List with an agent Weeks to a few months; financed deals often take 30 to 45 days from accepted offer to closing Agent fees and seller closing costs The home is sellable to financed buyers and you can wait
Sell it yourself Similar timeline to listing No listing agent fee, but you do all the marketing, negotiating and paperwork You are comfortable handling contracts and legal risk
Accept a cash offer Cash deals often close in as little as 7 to 14 days Offer comes in lower, with fewer fees and no repairs Speed or certainty matters more than top price

The closing times above come from LegalClarity’s timeline figures.

A house with serious defects can be hard for a financed buyer to purchase, because lenders often require the property to meet minimum condition standards. That’s the main reason cash offers are common for heavily distressed homes.

Compare net proceeds, not offers

The higher number is not always the bigger check. For a listing, subtract:

  • Agent compensation, which after the 2024 NAR settlement is negotiated separately but often totals around 5% to 6%
  • Seller closing costs
  • Any concessions or repair credits you agree to
  • Mortgage payoff
  • Carrying costs (mortgage, taxes, insurance, utilities) for each month the house sits

Then compare the result with a cash offer, which usually has fewer deductions. Often the gap is smaller than it first looks. Ask for a written estimate of both before you decide.

Special situations

Inherited or trust property

Estate homes are often sold as is because the heirs live elsewhere and don’t want to renovate. Trustees still need to value the property, clear personal belongings, coordinate the sale and keep beneficiaries informed. Our trust services cover valuation and preparation, personal property liquidation and transaction coordination.

Personal belongings remain in an inherited home

Selling from another state

Nothing in the law says you must be present to sell your house. Documents can be signed remotely or through a notary, and a local agent handles showings and vendors. If your home is a rental or inherited property in California, Colorado, Washington or Wyoming, we can manage the process with you from afar.

Homes with solar or behind on payments

Solar panels, leases and loans add paperwork to a sale. We have a Spanish-language page for owners selling a home with a solar system, and we also buy homes from owners in forbearance, which you can read about on our forbearance page.

Our perspective

Most people who call us about selling as is have already decided it is the wrong kind of sale. They think they have to choose between spending thousands on repairs and accepting whatever a stranger offers.

We see a third path. Start with an honest read of the home, then match it to the route that leaves you the most money and the least stress. Sometimes that is a low-fee listing, because a lower listing cost keeps more of the sale price in your pocket. Sometimes it is a cash offer, because you need to move on.

What we care about most is that you understand the numbers before you commit. We lay out what you would net each way, handle the disclosure paperwork with you, and stay on the phone through closing.

Justin

Get help selling your house as is

If you want to see your options side by side, start with our Sell My Home page, where you can request a cash offer through our Cash Offers Now program. Prefer to list? Our low-fee listings are available in California, Colorado, Washington and Wyoming, and we can explain how the numbers compare before you pick a path.

Realsimplehousing

For common questions, our home selling FAQ is a quick place to start, and why sell with us explains how we work.

A step-by-step plan

  1. Gather facts. Collect permits, repair receipts, warranties and any prior inspection reports.
  2. Get an inspection. A pre-listing inspection gives you a defect list to price from.
  3. Collect quotes. Get two or three contractor quotes for each major item.
  4. Complete your state’s disclosure form. Answer from your own knowledge, and keep signed copies.
  5. Price to condition. Use comparable sales and your repair figures, then compare routes by net proceeds.
  6. Choose how to sell. Listing, selling yourself or a cash offer.
  7. Negotiate and close. Expect buyers to inspect. Decide ahead of time what credits, if any, you will accept.

FAQ

Do I have to disclose problems if I sell as is?

Yes. Selling as is does not waive your obligation to disclose known material defects. Every state has some form of seller disclosure rule, though the forms and exceptions differ. Your agent or a real estate attorney can confirm what applies where you live.

Can I sell a house that needs repairs to a regular buyer with a loan?

Often yes, when the problems are cosmetic or moderate. Serious issues such as a failing roof or safety hazards can make it difficult for a buyer to get financing. In that case a cash buyer is often the more realistic route.

Will an as-is house sell for less?

Usually, yes, because buyers price in the repair cost and the effort. How much less depends on the type and extent of the work. Cosmetic issues cost the least, and structural problems cost the most. Real quotes and nearby sales give a much better answer than a general rule.

Can I sell an inherited house as is?

Yes. Many estate homes are sold this way. Trustees and heirs still need to handle valuation, personal belongings and disclosure, and our trust services team can coordinate those steps.

Sources