Looking to sell a house “as is” in Orlando? Whether you’ve got a fixer-upper or recently inherited a relative’s home, sometimes the goal is to skip repairs, get a fair offer, and move on. “Most of our properties are sold as-is. We have two different versions of the contract here in the Orlando area,” says Christopher Bessette, an Orlando-based real estate agent with 20 years of experience. “The standard contract does allow for negotiation or a dollar amount towards repairs, but I’d say 95% of the time, the agents who write offers will write it on an ‘as is’ contract with the right to inspect and cancel. That’s just kind of how it’s always been handled since the short-sale and foreclosure days. It’s very rare for us to get an offer on a listing on a standard contract,” Bessette adds. However, selling a house “as is” usually means accepting a lower offer, and it doesn’t always prevent buyers from trying to negotiate a lower price. Let’s take a closer look at how to sell a house in Orlando, your options for getting an offer, and what to expect from the process. “As is” is a type of home sale in which it’s understood that no improvements will be made to the property. When selling a house “as is,” the seller chooses not to entertain buyers’ requests to complete repairs or provide a credit for fixes. An as-is sale may also indicate that the functionality and longevity of certain components of the home, such as a stove on its last legs or an older roof, is not guaranteed. When selling a house “as is,” the general condition of the property should already be accounted for in the purchase price of the home to the best of the seller’s knowledge. Bessette likes to set the expectations for ‘as is’ sellers accordingly and educate them on what to expect. “We just prep them upfront during the inspection period because they have a right to cancel that. More than likely, the buyers are going to make requests, and it’s up to them whether to negotiate or accept the request, or they also have the right to say no and cancel the deal,” he says. “The advice we give them is if it’s an old roof or a couple of things that are kind of deal killers, we identify those issues upfront. Just make sure they understand that’s gonna be an issue with every buyer, not just one particular buyer,” Bessette adds. Homes sold “as is” often need some work or may be cosmetically outdated. It’s not a label you’re likely to put on a listing in pristine, move-in-ready condition. “As is” sales often attract investors searching for their next flip or buyers seeking a bargain, perhaps on a home in a great location with lots of potential. Selling a house “as is” in Orlando doesn’t mean sweeping known problems about the house under the rug. A good time to fill out the Florida Realtors Seller’s Property Disclosure is prior to listing your home or requesting an offer, so that you know it’s taken care of. According to the document, Florida law requires home sellers to tell buyers any known facts that affect the property’s value and aren’t easily seen. The form will walk you through documenting what you know about structures, termites, water intrusion, plumbing, roof, and roof-related items. This can be particularly important in the Sunshine State, which is no stranger to roof damage from hurricanes, and as such, buyers will be keenly aware of your roof’s overall condition. You’ll also be prompted to fill out information about: No matter what method you choose to sell your home, you are still required to make these disclosures to the best of your ability. “The seller disclosure is pretty comprehensive. There are also homeowners’ association and condo association disclosures that they should use. There’s also a flood disclosure that we require. There are disclosures depending on the year the home was built; if it was built before 1978, the seller must disclose whether lead-based paint was used,” Bessette tells HomeLight. “We just always encourage the sellers to disclose as much as they can, be as honest as they can. The more you disclose, the better,” he adds. The main options to sell a house ‘as is’ include: A great real estate agent will provide assistance throughout the process of listing and selling a home “as is.” An agent gives simple presentation tips to improve marketing, helps to set an appropriate price that reflects the home’s condition, and works to find a buyer who is willing and eager to buy your home in its current state. Someone who needs to sell their home “as is” can also work directly with a property investor or house-buying company rather than list, where it may be challenging to get an offer when the buyer pool is limited. We Buy Houses companies purchase homes “as is” at a discounted rate and generally seek out homes that are in a major state of disrepair. These companies can help sellers cash out quickly, and most will cover a seller’s closing costs and fees. Your choice of real estate agent always matters, but even more so when selling a property “as is.” It’s important to find the right match. You’re looking for an agent who doesn’t shy away from listings that need a little TLC and maybe has a strong network of investor connections. A pre-listing home inspection is the same as a standard home inspection except that the seller pays for it before listing their home on the market. It may sound like a counterintuitive step for an as-is sale, but getting the inspection results upfront can illuminate any issues that could impact the value of the home and inform an accurate pricing strategy. If a buyer requests further deductions to the price based on their own inspection, you may be able to point to how the estimated cost of certain repairs was already baked into the list price. Bessette does not recommend that sellers do a pre-listing inspection, as an astute agent will catch most of what a pre-listing inspection will find and adjust accordingly. “We don’t typically recommend that because we can usually identify the major items they’re going to come up with. It’s the things on the roof, the electrical and plumbing, the age of the air conditioner and water heater, those sorts of items. If it’s on a septic tank, how old is that?” Bessette says. “Even if one inspector comes out, another one’s going to find something different. They have to justify their charge. It’s kind of a case-by-case basis, but we typically don’t recommend the pre-listing inspection; they’re just better off pricing it appropriately,” Bessette adds. The median sale price for homes in Orlando hit $380,000 in October 2025, a 2.3% decrease over the year prior. Bessette recommends that buyers be cognizant of the current market and price aggressively. “With the market being where it is and definitely being a stronger buyers’ market, sellers need to be very competitive with their pricing. Negotiate with every offer; just because some properties are so few and far between, you definitely don’t want to turn one down. You never know where it can go,” he tells HomeLight. 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 neighborhood. 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 Orlando, Bessette typically recommends that at the very least, sellers declutter and stage the property. “Definitely having a stager come through, which is something that we take care of as part of our marketing plan. It’s very cost-effective, and a lot of times the stager is not bringing in furniture,” he says. “It’s decluttering, it’s rearranging, it’s painting this wall. Minor things that don’t cost a lot of money, but just present the property in the best possible light for the buyers,” Bessette adds. Your home listing warrants professional photography regardless of its condition. A professional photographer will take steps to shoot each room from the best angle, ensure optimal interior and natural lighting, and edit for the ideal brightness and exposure. A high-quality camera with a wide-angle lens is also essential to showcasing entire rooms rather than half or three-quarters of what’s there. For these reasons and more, professionally photographed homes can help homeowners earn up to a 47% higher asking price per square foot than houses marketed without professional photos. Your real estate agent will almost always arrange for professional photos as part of the listing process. 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 explicitly 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 Orlando include priced to sell, fixer-upper, handyman special, or a “call for investors.” To balance the focus on an as-is condition, work with your agent to craft a property description that highlights the best features of the home. Listing “as is” provides no guarantee that buyers won’t try to negotiate savings on their purchase, even on an asking price you felt was already reduced to reflect the home’s condition. One of the best defenses you can have is an agent who takes a hard stance to prevent a deal from going south for the seller. 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. But if you do end up working with a financed buyer, be aware 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 the overall condition of a property, which will play a role in the willingness and/or ability of a lender to finance a buyer’s loan. Before properties can be financed, their value and condition is typically examined by a state-licensed, independent appraiser contracted by the buyer’s mortgage company. If you’re unsure whether your home will meet appraisal requirements, you can start by taking a look at the FHA minimum property standards. If your house complies with FHA, then it complies with most other lenders’ requirements. On occasion, conventional lenders may even finance a fixer-upper property sold “as is,” and it’s not impossible to finance a fixer-upper with an FHA loan. However, if you’re selling a house “as is” — especially one that needs heftier repairs — you may want to consider accepting a cash offer if you receive one. Cash eliminates the lender-ordered appraisal and the time required to close the buyer’s loan, creating a faster, more straightforward path to settlement. Pros of listing a home ‘as is’: Cons of listing a home ‘as is’: If you aren’t sure where to get a cash offer, consider Simple Sale, a solution from HomeLight. 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. No need to call the roof inspector or drain your savings to replace the HVAC. HomeLight will provide an offer for homes in almost any condition. Want to get out right away? Or need a little more time to pack? Either way, we’re flexible. Pick a move date that works for your schedule within 30 days of closing. Cash buyers don’t need a lender’s involvement to purchase a home, meaning they can move nimbly and quickly compared to someone who needs financing. With Simple Sale, you can close in as little as 10 days, compared to the 30-60 days or longer it typically takes to close with a financed buyer. Curious to know more about the Simple Sale experience? Hear it firsthand from one of our valued clients in the video below. Below, we’ve compiled a list of some of the leading companies that purchase homes “as is” for cash in Orlando and information about each.Fast facts about selling a house ‘as is’ in Orlando
Median sales price in Orlando
$380,000
Average days on market (DOM) for Orlando
77
Disclosures
Orlando law requires sellers to disclose material facts about the property through the Florida Realtors Seller’s Property Disclosure.
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 Florida
Real estate transfer taxes?
$0.70 per $100 of the total value of the property, which sellers typically pay for, according to Bessette.
What is ‘as is’ condition in real estate?
Which types of homes are sold ‘as is’?
What problems do you have to disclose in Orlando?
Review your options to sell ‘as is’ in Orlando
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
Skip repairs
Sell when it’s convenient
Close with certainty
Additional We Buy Houses companies in Orlando
