Get a cash offer for a house sold as-is.
No repairs, no staging, no showings. Enter the address and see a real cash number. We take the house the way it is.
The house is fine. You just don't want to work on it.
Selling as-is means you're selling the house in its current condition, with no warranty of condition and no commitment to repairs. It's the default expectation on cash sales. A retail buyer can also buy as-is, but they rarely want to — they usually negotiate repairs after inspection.
Most as-is sellers we talk to aren't in crisis. They just don't want the project. Maybe the house needs $25,000 of work and they don't have the capital or the bandwidth. Maybe they tried to list and the inspection came back with a long punch list. Maybe they just don't care to spend 3 months managing contractors.
As-is doesn't mean damaged. It means 'what you see is what you get, no adjustments.' A cash buyer prices with that understanding baked in.
Your stage sets your buyer pool and your offer range.
What a cash buyer actually pays here.
As-is cash offers are the clearest version of the standard formula: ARV × 0.65–0.75, minus the repair reserve, minus margin. The 'as-is' designation means the repair reserve isn't an estimate that gets trued up — it's baked into the contract price and doesn't get adjusted post-inspection.
Example: $270,000 ARV in Charlotte, NC, 1990s construction, dated kitchen and baths, one roof section at end-of-life, HVAC 18 years old. $32,000 in confirmed repair scope. Math: $270,000 × 0.73 = $197,100, minus $32,000 = cash offer around $165,000.
The tradeoff: you give up the 5–10 points of retail premium that come from a fully-updated listing. You get certainty of price, no inspection renegotiation, no contractor-coordination tax on your time. For a lot of sellers, that's the right trade.[1]
Cash vs. listing — here's how long each takes.
As-is cash closes fast — 10–21 days is standard because there's no repair contingency to resolve. If there's a financing contingency (rare in cash) or a specific deadline, we can usually hit 10 days.
With work before listing, photos, time on market, and inspection risk. On a tight timeline, a listing usually doesn't close in time — you'd want cash or a hybrid strategy.
When cash is NOT the right move for an as-is sale.
If the repair list is small (under $8,000) and mostly cosmetic, doing the repairs before listing almost always pays 2–3x the cost in sale price. Paint, flooring, and a deep clean recover more than they cost. Skip cash; list.
If you have time and can list as-is on the retail market (disclosing known issues), some retail buyers — especially investors and flippers at the retail level — will pay more than a wholesale cash buyer. MLS exposure increases the pool.
And if you're considering as-is because you're emotionally done with the house but the math says to fix it, consider paying a project manager 5–10% to run the repairs. The net proceeds still beat cash.
Cash offer · List with agent · Fix, then list.
The questions homeowners ask us first.
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