Thinking about selling a house “as is” in Philadelphia? If you’re dealing with a fixer-upper or an inherited property, you may be hoping to avoid repairs, secure a reasonable price, and move forward without delays. “The main reason we’re seeing people sell ‘as is’ is financial constraints; it’s not cheap to do renovations anymore,” says William Holder, a top-performing Philly real estate agent. While this may be the case, it’s important to know that as-is sales can come with tradeoffs. Offers may be lower, and buyers can still try to negotiate after inspections. Below, we’ll walk through how selling a house “as is” works in Philadelphia, the different ways you can receive an offer, and what the process typically looks like from start to finish. In real estate, an as-is sale means the seller does not plan to make updates or repairs to the property before closing. By listing a home “as is,” the seller signals that they won’t agree to repair requests or offer credits for fixes that come up during inspections. This type of sale can also suggest that certain features of the home — such as aging appliances or an older roof — may not perform long-term as a buyer might expect. In most cases, the home’s overall condition is reflected in the asking price based on what the seller knows at the time of sale. Homes listed “as is” typically need repairs, updates, or cosmetic improvements. It’s a label most often used for properties that aren’t move-in ready rather than those in polished condition. As-is listings tend to attract investors looking for renovation opportunities or buyers hoping to purchase a home with potential at a lower price, especially in sought-after Philadelphia neighborhoods. “If you’re selling ‘as is,’ just know your target demographic is going to be investors, and investors are going to be looking for a deal. That’s not always a bad thing because you might not have the money or means to fix up the property,” says Holder. Selling a house “as is” in Philadelphia doesn’t remove the responsibility to disclose known issues with the property. Sellers should complete the Seller’s Property Disclosure Statement before listing the home or requesting offers. Pennsylvania law requires this disclosure to be provided before an agreement of sale is signed. The form guides sellers through reporting what they know about the property’s condition and includes sections covering various systems and features of the home, including: No matter how you choose to sell your home, it’s required to make these disclosures to the best of your ability. “Disclosure is there to protect you as the seller, not harm you. A lot of sellers think they can overlook things and get away with it, but they should put it in the disclosure so there’s no worry about having to get away with anything,” Holder advises. He adds that basement moisture is pretty common in Philly, and even something small, like dampness in one corner, is still worth disclosing if you’ve ever noticed it. “If you don’t and the buyer moves in and finishes the basement — or if it’s already finished — and a big storm causes water damage or mold, they’ll ask if the previous seller disclosed this. If there’s any record that you knew about it, you could get a call or letter from an attorney.” In Pennsylvania, there are certain situations where sellers aren’t required to complete a property disclosure. These exceptions generally apply to special transfers — such as court-ordered sales, foreclosures, estate or trust sales, transfers between family members or co-owners, vacant land, properties slated for demolition, and brand-new homes that have never been lived in. The main options for selling a house ‘as is’ in Philadelphia include: A skilled Philly real estate agent can guide you through the process of listing and selling a home “as is.” An agent can offer simple presentation advice to strengthen marketing, help price the home to reflect its condition, and work to attract buyers who are comfortable purchasing the property exactly as it stands. Homeowners who need to sell a property “as is” can also work directly with a property investor or house-buying company instead of listing on the open market, where buyer interest may be limited. We Buy Houses companies purchase homes “as is,” typically at a discounted price, and often target properties that need major repairs. In return, sellers can move quickly, and many of these buyers cover closing costs. Choosing the right real estate agent matters in any sale, but it’s especially important when selling a home “as is.” Look for an agent who’s comfortable working with properties that need some attention and who may have established relationships with investors or renovation-focused buyers. Strong marketing is just as important. Since most buyers prefer move-in-ready homes, an as-is listing typically attracts a smaller audience, making thoughtful pricing, positioning, and promotion even more important. A pre-listing inspection works the same as a standard inspection, except the seller orders and pays for it before putting the home on the market. While it may seem unnecessary for an as-is sale, having inspection results upfront can clarify issues that affect value and inform a realistic price. If a buyer later pushes for a price reduction, you can point out that known repair costs were already factored into the list price. The median sale price for homes in Philadelphia hit $359,950 in December 2025, a 2.7% decrease from the year prior. “Historically, given the amount of data we have, we can see trends,” says Holder. “The data usually shows that homes priced slightly below market sell significantly quicker and closer to market value, while homes that start above market value sit longer and often end up selling for less than market value.” Not sure where to start? Try 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 factor in details about your home, such as the property type and its 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 Philadelphia, Holder typically recommends that sellers complete the following: “A fresh look doesn’t solve major issues like an old heater, dated electrical, or plumbing problems, but it does get more buyers in the door, which increases the likelihood of your home selling,” says Holder. Even for an as-is sale, professional photography matters. A skilled photographer knows how to capture each room from its best angle, balance interior and natural light, and edit photos for clear brightness and exposure. Using a wide-angle lens also helps show full rooms rather than cramped partial views. Homes marketed with professional photos can earn significantly higher asking prices per square foot than those without, and in most cases, your real estate agent will arrange this as part of the listing. A home’s location will be important to buyers seeking out a home with potential. Mention in your as-is listing if your home is close to any of the following: Unless you specifically mention that your house is being sold “as is,” buyers will have no idea of your intentions with the listing. Other common descriptors mentioned in as-is listings in Philadelphia include priced to sell, fixer-upper, handyman special, or a “call for investors.” To keep your listing upbeat, work with your agent to write a description that emphasizes the home’s strongest features and potential. Listing a home “as is” doesn’t stop buyers from trying to negotiate, even if you’ve already priced the home to reflect its condition. That’s where a strong agent can make a difference — someone who’s willing to hold firm, push back on unreasonable requests, and keep the deal on track for the seller. When you list your home, it’s impossible to know whether your best offer will come from a cash buyer or someone using financing. If you do accept a financed offer, keep in mind that different loan types — including conventional loans and government-backed options like FHA, USDA, or VA loans — come with minimum property standards tied to a home’s overall condition. These standards can affect whether a lender is willing or able to approve the buyer’s loan. To move forward with financing, a state-licensed, independent appraiser hired by the buyer’s lender reviews the home’s value and condition. If you’re unsure whether your property will meet appraisal requirements, reviewing FHA minimum property standards can be a helpful benchmark, since FHA guidelines tend to be among the most strict. While some lenders will finance fixer-uppers sold “as is,” financing becomes more challenging as repair needs increase. If you receive a cash offer — especially for a home that needs significant work — it may be worth serious consideration. Cash eliminates lender appraisals and loan timelines, offering a faster, more predictable path to closing. Pros of listing a home ‘as is’ in Philly: Cons of listing a home ‘as is’ in Philly: Now that we’ve covered the general process of selling a house “as is” in Philadelphia, let’s consider an alternative: working with an investor. While the process varies from business to business, the steps to selling your home to a house-buying company typically go something like this: If you aren’t sure where to get a cash offer, consider Simple Sale, a solution from HomeLight. With Simple Sale, you share some basic details 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 schedule inspections or spend money replacing major systems like the roof or HVAC. HomeLight can make an offer on homes in nearly any condition. Need to move quickly, or want a little extra time to pack? You choose a move-out date that fits your timeline, with flexibility within 30 days of closing. Cash buyers don’t rely on mortgage approvals, which helps avoid common delays. With Simple Sale, you can close in as little as 7 days — compared with 30 to 60 days or more for a financed sale. Below, we’ve compiled a list of leading companies that purchase homes “as is” for cash in Philadelphia, along with information about each:Fast facts about selling a house ‘as is’ in Philadelphia
Median sales price in Philadelphia $359,950 Average days on market (DOM) for Philadelphia 65 days Disclosures Philadelphia law requires sellers to disclose material facts about the property through the Seller’s 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 Pennsylvania Real estate transfer taxes? 3.278% of the sale price What is as-is condition in real estate?
Which types of homes are sold ‘as is’?
What problems do you have to disclose in Philadelphia?
Review your options to sell ‘as is’ in Philadelphia
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 a closer look at the Simple Sale experience? Hear directly from one of our clients in the video below:
Additional We Buy Houses companies in Philadelphia
