How much do you lose selling your house as-is?

Key takeaways

• Sellers who list a house as-is could lose 15% to 30% of their home's fair market value.
• It does not eliminate disclosure requirements, and failing to report known defects can expose the seller to lawsuits.
• Get independent repair quotes, price the home based on a comparative market analysis and allow inspections.

Selling your home as-is may sound like the easiest path to closing, but it can also mean leaving a significant amount of money on the table.

According to Gerard Splendore, a broker at Coldwell Banker Warburg, sellers could lose 15% to 30% of the home's fair market value in an as-is sale. The exact amount depends on the home's condition, the local market and the type of buyer.

Before listing, it is worth understanding what an as-is sale actually involves, what you are giving up and whether the convenience justifies the discount.

Selling a home as-is means you are offering the property in its current condition with no commitment to make repairs or improvements before closing. "A listing sold 'as-is' essentially means 'what you see is what you get,'" Splendore said. That means no roof repairs even if it is sagging or leaking, no fresh paint, no removal of worn-out carpeting and no upgrades of any kind.

It does not, however, mean you are free from disclosure obligations. Sellers must follow state and federal disclosure laws regardless of how the home is listed.

"To some extent, the requirements of selling a home 'as-is' vary from state to state in terms of what must be disclosed," said Jesse Saginor, associate professor of real estate development at the University of Maryland. "In Maryland, the Maryland Residential Property Disclosure and Disclaimer Statement requires disclosing knowledge about the foundation, basement, roof and other aspects of the home to the buyer even for sales that are 'as-is' sales."

Failing to disclose known defects carries legal risk. "Even if selling real estate 'as-is,' the seller must disclose defects known to the seller," said Ted D. Disabato, managing attorney at TdD Attorneys at Law LLC in St. Louis, Missouri. "Failing to disclose known defects subjects a seller to a lawsuit for fraudulent or negligent misrepresentation from the buyer."

Common disclosure requirements may include a death in the home, neighborhood nuisances such as noise or odors, natural disaster hazards, homeowners association information, repair history, water damage and missing items such as kitchen appliances. Laws vary by location, so consult a real estate attorney if you are unsure what applies to your property.

Listing as-is without doing any work may seem easier, but it often results in a lower selling price and fewer offers. Even minor improvements can shift the outcome.

"I always walk through a home with a seller before listing an apartment and suggest minor repairs if needed to make the property more marketable to buyers," said Jennifer Roberts, a broker at Coldwell Banker Warburg in New York City. "It's worth it to spend money on some upgrades as it'll increase the value of the property, and buyers won't have as much reason to negotiate off the listing price."

Roberts said addressing visible issues also expands the pool of interested buyers, increasing the chance of multiple offers or a higher sale price. A home that needs only cosmetic work attracts a different audience than one that signals deferred maintenance at every turn.

Advantages of selling as-is:

• Faster timeline. You skip the weeks or months of contractor work and go straight to market. According to the National Association of Realtors, properties typically stayed on the market for 29 days in July 2026 — up from 28 days a month and a year before — but that figure does not include the time it takes to prepare a home for listing.
• No upfront repair costs. If you do not have the cash to fund improvements, selling as-is avoids that expense entirely.
• Less hassle. Renovations are stressful, time-consuming and unpredictable. Selling as-is eliminates the need to manage contractors, permits and unexpected problems.

• Lower sale price. Homes sold as-is generally receive lower offers because buyers factor in the cost of repairs they will need to handle after closing.
• Fewer interested buyers. Many buyers avoid as-is listings altogether, especially those financing with FHA or VA loans that require the property to meet certain condition standards.
• Vulnerability during negotiation. "If the buyer has the home inspected and it reveals issues above and beyond what the seller disclosed, then it may result in the buyer backing out or requesting a lower sales price to purchase the home," Saginor said.

The discount on an as-is sale is not fixed. Several factors influence how far below market value the home ultimately sells.

The extent of repairs needed. A home that needs only paint and new hardware is in a different position than one that needs a new roof or has water damage. "It is much cheaper to paint a house than it is to replace an entire roof," Saginor said. "If the factors are significant, such as the presence of asbestos, water damage, roof issues and related items that are more expensive, then the loss incurred may be more significant." For context, according to Angi, a new roof costs between $5,900 and $13,200 on average, while painting a home's interior runs $960 to $3,100.

Market conditions. In a seller's market, where demand exceeds supply, buyers have more competition and may overlook certain issues to secure a home. An as-is listing in a seller's market has a reasonable chance of selling quickly at a fair price. In a buyer's market, where supply exceeds demand, homes sit longer, sellers face more pressure to reduce prices and as-is listings are at an even greater disadvantage.

Location and neighborhood. Homes in desirable neighborhoods have a better chance of selling for a higher price regardless of condition. Buyers may be willing to overlook problems and pay a premium to live in a sought-after area. In less competitive neighborhoods, the as-is discount tends to be steeper.

Buyer type. Real estate investors see as-is homes as opportunities to buy low, renovate and resell at a profit. Because their goal is income, they negotiate aggressively and aim for the lowest possible purchase price. They also typically offer cash, which shortens the closing timeline. An owner-occupant, by contrast, is more likely to form an emotional connection with the property and may submit a higher offer, but they are also less likely to pursue an as-is listing in the first place.

If you decide to sell as-is, a few strategies can help you minimize the discount.

Price it correctly. Your agent should run a comparative market analysis to determine a competitive price based on recent sales of similar properties, adjusted for condition. "When I am working with sellers that are considering selling 'as-is,' I strongly encourage them to allow buyers to inspect the property," Splendore said. "When the sellers forbid inspection, buyers will be suspicious and unwilling to bid close to the asking price."

Market it honestly. Promote the listing through online platforms with high-quality photos, virtual tours, social media and open houses. Keep the home as tidy as possible and be upfront about its condition. Transparency builds trust and reduces the likelihood of a deal falling apart after inspection.

Be prepared to negotiate but know your numbers. "It requires the seller to be knowledgeable about the cost of those repairs to negotiate against prospective buyers that may overstate the cost of those repairs in an attempt to lower the sales price of the home," Saginor said. Get your own repair estimates before listing so you can push back on inflated claims during negotiation.

Consider concessions other than price. You do not always have to lower the price to attract buyers. Offering a home warranty, covering a portion of the buyer's closing costs or including appliances and furniture can make the deal more attractive without reducing the sale price dollar for dollar.

More on this topic:

• Selling a home in 10 steps
• A checklist for prioritizing repairs and upgrades before listing your home