When it comes time to sell a house that needs major repairs, you can face a hard decision. Should you invest time and money into improvements, or sell the home as-is and move on? Whether it’s a sudden relocation for job, health, or family reasons, or an inherited property you can’t afford to fix or maintain, the right choice can be difficult to pinpoint.
In this guide, we provide a practical seller checklist to help you decide what repairs may (or may not) pay off. You can also try our Cash Offer Comparison Calculator to get a better idea of what you can expect if you choose to sell your home as-is.
Use HomeLight’s Simple Sale platform to request a no-obligation, all-cash offer and close in as few as 10 days. You can also request a top agent’s sale price estimate so you can compare your options.
What does it mean to sell a house as-is?
When you see a product on a clearance shelf marked “as-is,” it usually means there’s something broken or missing, but you can expect to pay less than full price. The same holds true when you sell a house as-is. You’re choosing to sell the property in its current condition, without making repairs or upgrades.
If your listing is tagged “as-is,” buyers are being told “what they see is what they get.” It’s understood that any issues uncovered during inspection will become their responsibility. While this can speed up your sale and reduce your upfront costs, it typically results in lower offers because buyers factor in the extra work required.
Should I make repairs before selling my house?
Whether repairs are worth it depends on how much work needs to be done, how much money or resources you have to invest, what’s happening in your market, and what’s happening in your life. Minor fixes will almost always help your home show better and attract stronger offers. However, when a house requires extensive repairs or costly system replacements, fixing it up before selling may not give you a full return on your investment.
The key is weighing your potential profit against time, stress, and upfront expenses. Depending on your life situation, you may find that the speed and convenience of an as-is cash offer are a good solution.
As-Is Cash Offer Comparison Calculator
To help you know what to expect, we’ve created a Home Cash Offer Comparison Calculator. Enter your home’s estimated after-repair value (ARV) and your best guess for the cost of making those repairs. The calculator will provide a set of ballpark figures to give you a sense of what different types of buyers might pay for your as-is home. These include:
- We Buy Houses companies: These groups purchase homes as-is for investment, as rental properties, or to fix and flip them for a profit.
- National iBuyers: Companies like Opendoor or Offerpad make offers quickly but charge a service fee of around 5% of the offer price. They buy houses in good condition, so this may not be an option if your house needs work. They also have limited coverage areas.
- An average agent: A real estate agent can market your home on the MLS at an attractive, as-is price or connect you with local cash buyers in their network.
- A top-performing agent: If you hire an agent with a high sale-to-list ratio and an exceptional track record, they can often attract stronger cash offers through expanded marketing and by offering expert guidance and negotiation skills.
Try our cash offer comparison calculator now to see some rough examples. Keep in mind that your actual results will depend on your home’s condition, location, and the kind of buyer you ultimately choose to work with. You can Learn more on our post: How Much Do House-Buying Companies Pay.
Your seller’s decision checklist: 5 key factors to consider
1. Your home’s current condition
Take an honest look at what your home needs today. Think about the type of work required and what you feel equipped to actually take on at this point in your life.
- Minor cosmetic issues: Scuffed paint, aging carpet, small drywall cracks, outdated light fixtures, or worn landscaping often require modest investment and may improve buyer perception.
- Major system or structural problems: Foundation settling, roof failure, HVAC replacement, plumbing leaks, electrical hazards, or extensive water damage typically require expensive repairs, making an as-is decision much easier.
2. Your financial situation and available equity
Consider how much you can comfortably invest upfront and whether repairs would stretch your finances more than you’d like.
- Cash on hand: If you have money available, targeted repairs could boost your home’s value and widen your pool of potential buyers.
- Limited funds: If covering repairs would strain your budget or require borrowing money, selling as-is may be the more practical option, especially to a cash-for-homes company or investor who will cover all your closing costs..
3. Your timeline and personal goals
Your timeline of how quickly you want (or need) to move plays a huge role in whether making repairs is realistic or if it will be overwhelming.
- Need for speed: If you’re relocating, settling an estate, facing financial pressure, or simply ready to move on, selling as-is can shorten your sale timeline and reduce headaches and stress. A common example is when an heir is paying monthly expenses (carrying costs) to maintain an unwanted inherited house.
- Flexible timeline: If you’re not in a rush, completing smart, targeted repairs will typically help you attract more buyers and increase your final sale price. See our post about the three levels of pre-sale home preparations.
4. Your local market conditions
Real estate markets shift constantly, and the conditions in your area can influence how buyers respond to a home that needs work. Of course, you can’t control this, but knowing what’s happening in your city will help you make a more informed decision about whether to make repairs first or sell your home as-is.
- Seller’s market: In a seller’s market, when demand is strong and inventory is tight, buyers may overlook cosmetic flaws or even moderate issues. You may be able to sell as-is and still receive competitive offers.
- Buyer’s market: In a buyer’s market, people shopping for a home have more options. Homes needing repairs often sit longer and attract discounted offers. Completing certain updates in a market filled with hesitant buyers will typically help your home stand out and sell for a higher price.
5. Your willingness to manage a renovation project
Finally, be honest with yourself about how much energy and time you want (or are able) to put into repairs. Even small projects can be time-consuming and require coordination and a great deal of patience.
- Hands-off preference: If hiring contractors, managing timelines, and dealing with surprises feels exhausting, an as-is sale can be a simpler, lower-stress option. For some, the convenience of a fast cash offer can’t be beat.
- Project management skills: If you’re comfortable coordinating tradespeople or tackling light DIY work, strategic repairs can give you a competitive and financial edge when you go to list.
Weighing your options: pros and cons of each approach
To summarize your decision, here’s a simplified breakdown of the advantages and disadvantages of each path.
Sell as-is cash offer: pros and cons
- Fast sale: Close in as little as 7 days.
- No upfront costs: You don’t spend any money on repairs or updates.
- Certainty: Cash offers typically allow you to jump over financing and appraisal hurdles, making the sale less likely to fall through.
- Convenience: Skip the stress of renovations, showings, and open houses.
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- Lower sale price: Offers are typically below the full fair market value to account for the buyer’s repair costs and risk.
- Smaller buyer pool: You primarily attract investors and cash buyers, not traditional homebuyers looking for a move-in ready property.
Making repairs first: pros and cons
- Higher Sale Price: A move-in ready home can command top dollar on the open market.
- Wider Buyer Appeal: Attracts a larger pool of financed buyers, which can lead to multiple offers.
- Increased Home Value: Strategic updates can significantly boost your home’s equity. See which renovations increase home value most.
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- Upfront Investment: Requires cash or financing to pay for repairs.
- Time-Consuming: The process can take weeks or even months.
- Potential for Stress: Managing contractors and unexpected issues can be demanding.
- No Guarantee: There’s always a risk that the repairs won’t deliver the expected return on investment.
How HomeLight empowers your decision
We hope this checklist has been helpful. And remember, you don’t have to make this choice alone. HomeLight can provide data-driven tools and expert connections to help you make the smartest decision, whether you choose to sell as-is or make repairs.
- For a fast as-is sale: HomeLight’s Simple Sale platform provides a straightforward way to receive a no-obligation cash offer for your home in 24 hours. You can skip the repairs, showings, and uncertainty, and close on your timeline. Along with your Simple Sale offer, you’ll also see an estimate of what an expert agent might be able to get for your home.
- To maximize your home’s value: If you’re leaning toward repairs, a top agent is your most valuable asset. HomeLight analyzes millions of transactions to connect you with a top agent in your area. These agents are proven to sell homes for more money and can provide expert advice on which repairs will deliver the best ROI.
- To get a preliminary value estimate: Get a free, no-obligation estimate of your home’s worth in just a few minutes with HomeLight’s Home Value Estimator. This can give you a starting point for your calculations.
Final checklist summary: Are you ready to decide?
The right choice is the one that fits your financial and life situation. Here is a quick review of the key decision checklist points:
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You should probably sell your home as-is if:
- You need to sell your home as quickly as possible.
- You have limited or no funds for repairs.
- Your home requires major, expensive system repairs.
- want to avoid the stress and hassle of a renovation project.
You should probably first make repairs to your home if:
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- Your primary goal is to maximize your net proceeds.
- Your home only needs minor, cosmetic updates with a high ROI.
- You have the time and financial resources to invest upfront.
- Your local market strongly favors move-in ready homes.
Whether you’re in need of a fast cash offer or want to connect with a top agent to explore your home’s potential, HomeLight is here to help. Ready to explore your options? Find a top agent today to learn more about your home’s potential.
