Sell Your House As-Is
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About selling your house
Selling a house as-is means you sell it in its current condition and the buyer agrees not to ask you to fix anything first. For many owners that is the whole point: the roof is old, the kitchen is from another decade, the basement takes on water, or you simply do not have the time or money to manage contractors. This page explains what as-is does and does not mean, how it works on the open market compared with a direct cash sale, and how to tell whether an as-is offer is actually a good deal for you.
What as-is does and does not mean
An as-is sale is a contract term. It tells the buyer that the price already reflects the condition and that you will not be making repairs or giving repair credits. It does not make known problems disappear. Most states have seller disclosure laws, and they generally still apply in an as-is sale, so if you know the roof leaks or the sewer line backs up, you should say so on whatever form your state requires. For homes built before 1978, federal rules also require sellers to disclose any known lead-based paint and hazards, hand over available records and reports, give buyers the EPA lead pamphlet, and generally allow a 10-day period for a lead inspection or risk assessment, which a buyer can choose to waive. Being upfront protects you. A buyer who knew about a problem before signing has a much harder time complaining about it later.
Listing as-is versus selling to a cash buyer
How an as-is cash offer is figured
A cash buyer who fixes and resells a house has to account for four things: what the house would be worth after repairs, what the repairs will really cost, the costs of holding and reselling the house (taxes, insurance, utilities, financing, closing costs), and a margin for the risk of surprises behind the walls. That is why an as-is cash offer is normally below what a fully renovated house would sell for. That is the honest version, and any buyer who tells you otherwise is not being straight with you. The question is not whether the offer is lower than a retail price. The question is what you walk away with once you compare it to the realistic alternative.
Compare what you keep, not the headline price
To compare an as-is offer with listing, start with the likely list price and subtract agent commissions, the repairs a financed buyer would probably demand, any closing credits, and the months of mortgage, taxes, insurance and utilities you would carry while the house is on the market. Then compare that net number to the cash offer, which should have no commissions and no repair list. Sometimes listing still wins, especially when the house only needs paint and carpet and you are not in a hurry. Sometimes the cash sale wins because the repairs are large, the timeline matters, or the house would not qualify for a typical loan. Run the numbers both ways before you decide.
How an as-is sale works with Swifty
Common questions
Related guides
Major repairs
Fix, list as-is, or sell for cash: the repair math, lender appraisal hurdles, permits and stalled projects.
Read the guideFoundation problems
Warning signs, engineer reports versus contractor bids, why financed buyers walk away, and disclosure.
Read the guideCode violations
Open violations, fines that turn into liens, unpermitted work, point-of-sale inspections and selling anyway.
Read the guideHoarder house
Safety first, finding what matters, cleanout options, and selling a hoarder house without clearing it.
Read the guideRelated articles
- Selling a House With Code Violations in Columbus, Ohio
How Columbus violation notices and appeals work, what Ohio law says you must tell a buyer, and how to sell with open orders.
- What It Costs to Sell a House in Philadelphia
Transfer tax, liens, commissions, repairs and carrying costs, and how to compare a cash offer to listing.
- How to Vet a Cash Home Buyer: Red Flags and Questions to Ask
Upfront fees, deed transfers, pressure tactics, proof of funds and the questions every seller should ask.
Sources
Last reviewed: September 2026. General information only, not legal or tax advice. Rules vary by county and municipality and change over time; talk to a local real estate attorney or title company before you decide.
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