Thinking about selling a house “as is” in Seattle, Washington? If you’re dealing with a fixer-upper or an inherited home, you likely want to avoid repairs, accept a reasonable offer, and move forward without added stress. “The seller may have been in the house for 20 to 30 years or longer, and upgrading the kitchens and bathrooms, painting, and doing all the flooring is too much work. They might not have any money to do the work,” says Hao Dang, a HomeLight Elite Agent with 24 years of experience. If that sounds familiar, it’s important to know the tradeoffs. Selling “as is” can mean a lower price, and buyers may still try to negotiate. Below, we’ll break down your options for selling in Seattle and what the process typically looks like. An “as is” sale means the seller is offering the home in its current state, with no plans to make improvements. In this type of sale, the seller typically won’t agree to complete repairs or offer credits for fixes requested by the buyer. Selling “as is” can also signal that certain features — like aging appliances or an older roof — may not function perfectly or last much longer. Ideally, the home’s condition is already reflected in the asking price, based on what the seller knows about the property at the time of sale. Homes listed “as is” often need repairs or updates, or they may simply feel dated. It’s not a label commonly used for homes that are fully updated or move-in ready. In Seattle, these properties tend to attract investors looking for a renovation project or buyers hoping to purchase a home with potential at a lower price, especially in popular or upcoming neighborhoods. Selling a house “as is” in Seattle doesn’t remove the obligation to disclose known issues. Sellers typically complete the Washington Property Disclosure Statement before listing or requesting offers. This form requires you to share what you know about the property’s condition, including any material facts or defects you’re aware of, so buyers can make informed decisions. You’ll also be asked to provide details about your home’s history and condition, such as: No matter how you sell your home, Washington law generally requires you to disclose what you know about the property. That said, some transfers are exempt — including foreclosures, estate or bankruptcy sales, transfers between spouses or family members, cases where the buyer already had an ownership interest, or when the buyer formally waives the disclosure. The main options for selling a house “as is” in Seattle include: A skilled Seattle real estate agent can guide you through selling a home “as is” from start to finish. They’ll offer practical tips to improve how the home shows without major upgrades, help set a price that reflects its current condition, and market the property to buyers who are comfortable taking it on “as is.” If listing feels like too much of a hurdle, another option is selling directly to a Seattle property investor or house-buying company. These buyers typically purchase homes “as is” at a discounted price, especially properties that need major repairs. In exchange for a lower offer, sellers often get speed, simplicity, and fewer hoops to jump through. Many cash buyers will also cover closing costs. Choosing the right agent matters even more with an as-is sale. Look for someone who’s comfortable working with homes that need updates and who may already have relationships with investors or cash buyers in the Seattle area. Strong marketing skills are also key, since most buyers prefer move-in-ready homes, and the buyer pool may be smaller from the start. A pre-listing inspection works like a standard inspection, but the seller orders it before the home goes on the market. While it may seem unnecessary for an as-is sale, it can help uncover issues early and support more accurate pricing. “The benefit of selling ‘as is’ with a pre-inspection is that the seller knows everything that’s wrong with the house. This includes the roof, siding, paint, crawl space, any water or mold issues, attic conditions, and any compromised areas from leaks,” Dang explains. If a buyer later pushes for price reductions, you can show that known repair costs were already factored into the asking price. Pricing is especially important with an as-is listing. In Seattle, where the median sale price reached $726,500 in December 2025 — a 0.28% year-over-year increase — buyers are especially sensitive to a home’s condition when weighing an offer. “You have to understand that you can’t sell an as-is home for as much as a remodeled, move-in ready home,” says Dang. He compares homes with the same floor plan, square footage, and year built, explaining that condition can significantly shift value. “If a perfect comparable is $1 million, a move-in ready home might price at $975,000 to $960,000, while an as-is home that hasn’t been updated in 20 to 30 years might price around $900,000 to attract multiple offers,” he explains. Want a clearer idea of your home’s value? You can start with a free estimate from HomeLight’s Home Value Estimator (HVE). Our HVE combs public data, including tax records and assessments, and pulls recent sales records for other properties in your area. Using a short questionnaire, we also gather details about your home, such as the property type and condition. Input your address, and we’ll provide you with a preliminary home value estimate in under two minutes. Even for as-is home listings in Seattle, Dang typically recommends that sellers complete the following: Your home deserves professional photos, even if you’re selling it “as is.” A skilled Seattle photographer knows how to capture each room from its best angle, balance natural and interior light, and edit images for proper brightness and clarity. Wide-angle lenses help show full rooms instead of cramped corners. In fact, homes with professional photos can earn significantly higher asking prices per square foot than those without. In most cases, your real estate agent will handle photo scheduling as part of the listing. Location still matters, especially for buyers looking for potential. Mention in your as-is listing if your home is close to any of the following: If you don’t state that your property is being sold “as is,” buyers won’t know your expectations. Many Seattle as-is listings also use phrases like “priced to sell,” “fixer-upper,” or “investor opportunity.” To keep the listing balanced, work with your agent to emphasize the home’s strongest features alongside its as-is status. An as-is listing doesn’t guarantee buyers won’t ask for concessions. Even when a price reflects the home’s condition, negotiations can still happen. A strong agent can help set firm boundaries and keep the deal from unraveling. Dang again emphasizes the importance of pre-listing inspections. “I always recommend doing your own inspection first and then advertising the home ‘as is.’ That way, the buyers know exactly what they’re buying, and there aren’t further negotiations after the contract is signed,” he says. When you place your home on the market, it’s hard to predict if your top offer will come from a cash buyer or a buyer pre-qualified for a home loan. If you end up working with a financed buyer, know that different mortgage types (such as conventional loans or government-backed FHA, USDA, or VA loans) have different minimum property standards. These are standards related to a property’s overall condition, which will affect a lender’s willingness and/or ability to finance a buyer’s loan. Before a lender approves financing, a state-licensed, independent appraiser hired by the buyer’s mortgage company evaluates the property’s value and condition. If you’re unsure where your home stands, FHA guidelines are a useful benchmark, as they tend to be stricter than most. Some as-is homes can still qualify for financing, but if major repairs are needed, cash offers often provide a smoother path forward. Cash buyers skip the appraisal and loan process altogether, which can mean fewer delays and a faster, more certain closing. Pros of listing a home ‘as is’ in Seattle: Cons of listing a home ‘as is’ in Seattle: Now that we’ve walked through how an as-is listing works in Seattle, let’s look at the other option: selling directly to an investor. While details can vary by company, the cash-sale process with a house-buying company usually follows a similar set of steps: If you aren’t sure where to get a cash offer, consider Simple Sale, a HomeLight platform. With Simple Sale, you tell us a bit about your home, such as whether it’s a single-family or condo, and how much work it needs. From there, we’ll provide you with a full cash offer to buy your home in as little as a week. There’s no need to line up contractors or spend thousands on a new roof or HVAC. HomeLight can make an offer on homes in nearly any condition, so you can sell without tackling repairs first. Whether you need to move right away or want extra time to pack, you stay in control. Choose a closing date that fits your timeline, with flexibility up to 30 days after closing. Cash buyers don’t rely on lender approvals, which keeps things moving. With Simple Sale, you can close in as little as 7 days — much faster than the 30 to 60 days (or more) typical with financed buyers. Below, we’ve rounded up several well-known companies that buy Seattle homes “as is” for cash, along with key details about each one.Fast facts about selling a house ‘as is’ in Seattle
Median sales price in Seattle
$726,500
Average days on market (DOM) for Seattle
67 days
Disclosures
Seattle law requires sellers to disclose material facts about the property through the Washington Property Disclosure Statement
MLS has a field to mark a listing “as is”?
No
Is a real estate attorney required?
Real estate attorneys are not considered essential for closing in the state of Washington
Real estate transfer taxes?
Yes
What is as-is condition in real estate?
Which types of homes are sold ‘as is’?
What problems do you have to disclose in Seattle?
Review your options to sell ‘as is’ in Seattle
List ‘as is’ with the help of a real estate agent
Sell directly to a cash buyer
Steps to list ‘as is’ with the help of a real estate agent
Find an agent willing to list the home ‘as is’
Consider a pre-listing inspection
Price to reflect ‘as is’ condition
Do ever-so-light preparations
Photograph to show potential
Highlight the surrounding area
Include ‘as is’ in the listing
Understand buyers may still negotiate
Be aware of minimum property standards for certain loans
Prioritize a cash offer if you receive one
Steps to sell directly to a cash buyer
Skip repairs
Sell when it’s convenient
Close with certainty
Want to see how Simple Sale works in real life? Hear directly from a recent client:
Additional We Buy Houses companies in Seattle
