Looking to sell a house “as is” in Idaho? Whether you’ve got a fixer-upper or recently inherited a relative’s home, sometimes you just need to sell your home quickly, skipping repairs, getting a fair offer, and moving on. According to Sheila Smith, an expert Idaho-based agent with over 15 years of experience, homes are most commonly sold “as is” when the cost of repairs outweighs the homeowner’s means. “[It’s] people who don’t want to do repairs, and sometimes that’s because they don’t have the money to do it, or they are out of state, or they just don’t want to deal with it because they know that the home needs a lot of work,” she says. However, selling a house “as is” usually means accepting a lower offer, and it doesn’t always prevent buyers from trying to negotiate savings. Let’s take a closer look at how to sell a house “as is” in Idaho, 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 home components, such as a stove on its last legs or an older roof, are 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. “There are pros and cons. Usually, you won’t sell it for top dollar, but it allows for better planning and better security for them and a simpler process,” Smith says. Homes sold “as is” often need some work or are cosmetically outdated.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 Idaho doesn’t mean sweeping known problems about the house under the rug. A good time to fill out the Seller’s Property Condition Disclosure Form is before listing your home or requesting an offer so that you know it’s taken care of. According to the document, sellers are required to complete the property disclosure form prior to selling the property. The form will walk you through documenting what you know about general information on the condition of the property, including service systems and appliances. No matter what method you choose to sell your home, it’s required to make these disclosures to the best of your ability. Sheila Smith says that one of the most common mistakes as-is sellers make is simply forgetting about repairs rather than intentionally failing to disclose them. “Sometimes there’s been a plumbing leak, and then there’s been water below, and people kind of get most nervous about water issues,” she says. “So, people will sometimes say, ‘Hey, you didn’t disclose this!’ when they’re like, ‘Well, we just fixed the sprinkler head.’ Or they fixed a leak under the toilet or some other typical thing. And that can come back to haunt them. It’s mostly just forgetting; it’s not intentional,” she 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 willing and eager to buy your home in its current state. Someone needing 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 difficult to get an offer from a limited buyer pool. We Buy Houses operations buy “as is” at a discounted rate and generally seek out homes in need of significant repairs. These companies can help sellers cash out quickly, and many will cover a seller’s closing costs. 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. Your agent should also be willing to go the extra mile on marketing. A survey from Bright MLS of over 650 homebuyers found that buying a “move-in” ready home was important—in fact, 56.8% of survey respondents considered it very important. As such, consider that selling an “as is” home already puts you against some tough competition, making the choice of agent even more essential. 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. Smith does not recommend pre-listing inspections, telling HomeLight that often, the buyer will want to perform their own inspection anyway. “I don’t suggest those because, in Idaho, you don’t have to do any repairs as required as in some other states,” she says. The median sale price for homes in Idaho hit around $480,000 in February 2025, though this fluctuated depending on the county. 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 factor in specifics about your home, such as the property type and described condition. Input your address, and we’ll provide you with a preliminary home value estimate in under two minutes. Smith says that cleaning the property is essential to prepare a home for an as-is sale. “Clean it. Have it very, very, very clean. That’s the most important thing,” she says. “And,” Smith adds, making the home “as vacant as possible so that it feels larger” is a great way to give potential buyers the feeling of a “clean slate.” 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 earn homeowners up to a 47% higher asking price per square foot compared to 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 Idaho include priced to sell, fixer-upper, handyman special, or a “call for investors.” To balance the focus on 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,” 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 as well as the time it takes to close on the buyer’s loan, creating a faster and clearer path to settlement. Pros of listing a home ‘as is’: Cons of listing a home ‘as is’: Now that we’ve covered the general process of listing a home “as is,” let’s discuss the alternative of 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 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 Idaho and information about each.Fast facts about selling a house ‘as is’ in Idaho
Median sales price in Idaho
$481,500
Average days on market (DOM) for Idaho
77 days
Disclosures
Idaho law requires sellers to disclose material facts about the property through the Seller’s Property Condition Disclosure Form
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 Idaho
Real estate transfer taxes?
Idaho does not charge a transfer tax
What is ‘as is’ condition in real estate?
Which types of homes are sold ‘as is’?
What problems do you have to disclose in Idaho?
Review your options to sell ‘as is’ in Idaho
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
Additional We Buy Houses companies in Idaho
