Real Estate Education • 2025 Seller Guide
The Ultimate Guide to Selling Your House As‑Is in 2025
No repairs. No showings you don’t want. Just a clear path to speed or higher net—and sometimes both. This guide explains how as‑is sales really work, where you can save money, and which path (cash, novation, assignment, or finance) fits your goals.
Table of Contents
- As‑Is Basics: What It Means & What It Doesn’t
- Who Buys As‑Is Homes (and Why)
- How As‑Is Offers Are Priced
- Timeline: From First Call to Closing
- Your Costs & Net Proceeds (With Examples)
- As‑Is With Novations vs Assignments
- Disclosures, Inspections & Appraisals
- Special Situations: Probate, Tenants, Flood/Fire, Code
- State‑Specific Notes
- Negotiation Tactics That Preserve Your Net
- Seller Decision Tree: Pick Your Best Path
- Myths vs. Reality
- FAQ
- Our Service Map
- Get Started
1) As‑Is Basics: What It Means & What It Doesn’t
“As‑is” means you’re not agreeing to make repairs before closing. It does not mean you can skip required disclosures or hide known problems. It also doesn’t mean buyers won’t inspect; most serious buyers will still do a walkthrough or third‑party inspection to verify their numbers. The advantage is simplicity, certainty, and often speed.
What as‑is does do
- Reduces the back‑and‑forth over repairs or concessions.
- Allows you to price for current condition and close faster.
- Limits disruption: fewer showings, no open houses if you choose.
What as‑is doesn’t do
- Remove the duty to disclose material facts where required.
- Guarantee a buyer will waive all contingencies or inspections.
- Override lender rules if selling to a financed retail buyer.
“As‑is is about friction‑free selling. You can trade a little price for a lot of certainty—or use creative routes to aim for both.”
When “as‑is” backfires (and how to avoid it)
As‑is can spook retail buyers if photos are poor, disclosures are vague, or the home feels risky. Counter this with transparent condition notes, a tidy presentation (even without renovations), and a plan for buyer access. If you’re pursuing retail via a novation, pro‑grade photos, light touch‑ups, and accurate descriptions increase offers.
2) Who Buys As‑Is Homes (and Why)
As‑is buyers include cash investors, landlord buyers, owner‑occupants using renovation loans, and in a novation scenario, retail buyers after pro‑level prep and MLS marketing. Each group values something different:
| Buyer Type | What They Value | Typical Timeline | Price Level |
|---|---|---|---|
| Cash investor / flipper | Speed, margin for repairs, clear title | 7–21 days | Lower (fast close) |
| Landlord / buy‑and‑hold | Rent potential, light rehab, tenant‑ready | 10–30 days | Low‑to‑mid |
| Owner‑occupant (renovation loan) | Condition reports, appraisal, loan approval | 30–60 days | Mid‑to‑retail |
| Retail buyer via novation | Move‑in readiness, financing, inspections | 45–60 days | Retail (highest) |
We maintain buyer lists for multiple segments so your house is matched to the right audience. That’s how we protect your timeline and your net.
3) How As‑Is Offers Are Priced
Investors use a simple model: After‑Repair Value (ARV) − Repairs − Expenses − Profit = Offer. The goal is not to lowball—it’s to make the numbers work. Here’s a transparent example for a typical single‑family home.
Example: As‑Is Cash Offer Math
| Item | Amount |
|---|---|
| Estimated ARV (value after updates) | $300,000 |
| Estimated Repairs | − $45,000 |
| Holding/closing/fees (title, utilities, insurance, resale) | − $20,000 |
| Target margin / risk buffer | − $30,000 |
| Max As‑Is Offer | $205,000 |
Numbers vary by market. We show the line‑items so you can see how each variable impacts your net—and whether novation or assignment could do better for you.
Want a higher net? Consider a novation (we fund/refine, you reach retail buyers) or an assignment/finance path when speed is paramount.
Five levers that move the offer number
- ARV accuracy: More precise comps can add thousands.
- Repair scope: Clarify what’s cosmetic vs structural.
- Access: Smooth access lowers risk and boosts price.
- Clean title: Faster closings are worth more to buyers.
- Competition: Stacking multiple offer types gives you leverage.
4) Timeline: From First Call to Closing
| Step | What Happens | Typical Duration |
|---|---|---|
| 1) Discovery | You tell us about the home, goals, timing. | Same day |
| 2) Walkthrough | Quick visit or virtual tour to confirm condition. | 24–72 hours |
| 3) Offer Options | We present cash, novation, and assignment/finance nets. | Same day as walkthrough |
| 4) Title | We open title, clear liens, order payoff/HOA info. | 3–10 days |
| 5) Close | Sign documents; funds wired to you. | Cash/assignment: 7–21 days • Novation: 45–60 days |
“Speed vs price is a sliding scale—tell us the target, and we’ll tune the process to hit it.”
How to shave days off your close
- Have loan payoff and HOA info ready.
- Share any prior inspection reports up front.
- Confirm utilities on for buyer/inspector access.
- Allow e‑sign and remote notary where permitted.
5) Your Costs & Net Proceeds (With Examples)
Your net is what matters: sale price minus your payoff, closing costs, taxes, and concessions. Here are apples‑to‑apples scenarios for the same house in different paths:
| Scenario | Gross Price | Common Costs | Seller Repairs | Estimated Net | Timeline |
|---|---|---|---|---|---|
| Cash (as‑is) | $205,000 | Title/transfer only | $0 | $200,000–$203,000 | 7–21 days |
| Assignment (as‑is) | $210,000 | Title/transfer only | $0 | $205,000–$208,000 | 7–21 days |
| Novation (partner funds light updates) | $285,000 | Standard closing; novation fee disclosed | $0 | $265,000–$275,000 | 45–60 days |
| Traditional Listing (you fund updates) | $300,000 | Agent commissions + concessions likely | $20,000–$40,000 | $240,000–$260,000 | 60+ days |
Illustrative only; exact nets depend on market, repairs, and offers. We’ll build a custom net sheet for your address.
Hidden costs that surprise sellers
- Vacancy and utilities during a slow listing.
- Insurance changes when a home is unoccupied.
- HOA transfer or resale certificates.
- Property taxes prorations and municipal certs.
6) As‑Is Using Novations vs Assignments
Novation (As‑Is → Retail)
- We handle improvements/marketing and list on MLS.
- You stay on title until close; buyers are retail (often highest price).
- Best if you can allow ~45–60 days for a higher net.
Assignment (As‑Is → Investor)
- We sign to purchase as‑is, then assign to a vetted buyer.
- Minimal showings; very fast, very certain closings.
- Best for timelines of 1–3 weeks or properties needing work.
Not sure which path fits? We’ll present both, side by side, so you can choose the price‑speed balance that works for you.
Case Study: Two paths, one decision
Angela (NC): Outdated kitchen, minor roof wear. Cash net: $202k in 10 days. Novation net: $268k in 52 days after paint, lighting, and listing. She chose novation to maximize net before relocating.
7) Disclosures, Inspections & Appraisals
Selling as‑is does not remove your obligation to meet state disclosure rules. Expect at least a basic inspection or walkthrough. Appraisals are typically a concern when a buyer is using a loan or when listing to retail via a novation. Our team keeps paperwork clean and timelines tight so you don’t get stuck in limbo.
What we handle for you
- Title and payoff coordination, HOA resale packages if applicable.
- Inspection scheduling and buyer access with minimal disruption.
- MLS compliance for novations; assignment paperwork for investors.
Heads‑up
- Undisclosed issues can delay closing—transparency wins.
- Occupied homes require notice for walkthroughs; we keep it respectful.
- Appraisals can trigger repair conditions for some loans; we plan around it.
What “as‑is” disclosure looks like in practice
Clear, written disclosure of known defects, recent repairs, insurance claims, and systems age (roof, HVAC, water heater) establishes trust and minimizes renegotiation. In many states, seller disclosure forms are standard—complete them accurately and save all receipts.
8) Special Situations: Probate, Tenants, Flood/Fire, Code
Probate & Inheritance
We coordinate with your attorney or the court process, buy as‑is, and can close after letters of administration. If time allows, a novation can lift your net without you managing contractors.
Learn more: Probate guide example (GA)
Tenants In Place
Assignments to landlord buyers can close with tenants remaining. For novations, we schedule showings respectfully and in compliance with local law/lease terms.
Flood / Fire / Storm Damage
Cash or assignment paths are fastest. When feasible, remediation via novation plus MLS exposure can raise your net.
Code Violations & Liens
We work with title/municipal departments to clear violations or escrow for fixes. Clear communication up front avoids delays later.
Real‑world playbooks
- Vacant inherited home: Cash for speed or novation for value—we secure and insure immediately.
- Tenant won’t cooperate: Aim for assignment to a landlord; we coordinate access within lease law.
- City violations: Escrow for repairs or assign to a buyer ready to assume and fix.
9) State‑Specific Notes
Laws and customs vary by state—attorney states vs. title states, transfer taxes, HOA rules, and municipal requirements. We operate in all 50 states and tailor the plan to your city and neighborhood.
Storms, condos, HOAs—we navigate it all.
Florida →Attorney state; probate support available.
Georgia →Fast title, strong investor pools.
Texas →Great for assignment to landlords.
Ohio →Triangle/Charlotte timelines differ.
North Carolina →Seasonality affects days‑on‑market.
Minnesota →Indy, Fort Wayne, South Bend specifics.
Indiana →Disclosures/permits are a big deal.
California →Beach vs inland, different playbooks.
South Carolina →Hot markets need quick title work.
Arizona →Light novations can lift net.
Michigan →Winter planning reduces holding.
Wisconsin →Storm risk? We plan coverage.
Louisiana →Low inventory; strong demand.
Connecticut →10) Negotiation Tactics That Preserve Your Net
- Anchor with options: Present cash, novation, and assignment paths; let buyers compete on timeline and certainty.
- Trade access for price: Flexible access reduces risk, which can raise offers.
- Use earnest money smartly: Higher EM signals commitment; keep timelines short to avoid drift.
- Price by condition: Provide repair bids or inspector reports to prevent over‑discounting.
- Close with clean title: Pre‑clear liens and orders so buyers pay more for speed.
We negotiate these details for you and keep the paperwork aligned to your end goal: a smooth close with maximum net.
11) Seller Decision Tree: Pick Your Best Path
If you need to move in < 21 days
- Consider cash or assignment first.
- If title is complex, start clearing now and use a leaseback if needed.
If you can wait ~60 days
- Novation may deliver a significantly higher net.
- Light improvements + MLS exposure widen your buyer pool.
Unsure? We’ll build a side‑by‑side net sheet so you can decide with confidence.
12) Myths vs. Reality
Myth: As‑is means “buyer beware.”
Reality: Disclosure laws still apply. Transparency prevents renegotiations and failed escrows.
Myth: Only flippers buy as‑is.
Reality: Landlords, retail buyers (via novation), and homeowners using renovation loans all purchase as‑is.
Myth: Cash is always cheapest.
Reality: Cash is fastest and most certain, but novations can beat it on net when time allows.
Myth: I must fix everything to get retail.
Reality: Smart, targeted updates and professional marketing can attract retail buyers without a full remodel.
13) As‑Is Selling FAQ
Can I really sell as‑is without fixing anything?
Yes. Most buyers will still want a walkthrough/inspection, but you are not required to make repairs unless you choose to or a loan/appraisal requires it (more common in retail sales than cash/assignments).
What if I want speed and a higher price?
Consider a novation: we handle improvements and MLS marketing to reach retail buyers while you stay hands‑off. It takes longer than a cash close but often nets more than a wholesale cash offer.
Will I pay commissions or fees?
Cash/assignment sales typically avoid listing commissions. Novations involve a disclosed fee or profit share; traditional listings include agent commissions. We show you side‑by‑side nets.
What about liens, code violations, or probate?
We routinely close with liens/violations by coordinating payoffs or escrows. Probate sales are possible once the court issues authority—meanwhile we can line up buyers.
Do you buy nationwide?
Yes. We operate in all 50 states with priority coverage in key markets listed above.
14) Our Service Map
We buy houses as‑is and offer novation/assignment options across the United States. Use the map to see our coverage and select your state for local details.
15) Get Started — Free, No‑Pressure Consultation
Tell us about your timeline and the home’s condition. We’ll deliver options—cash, novation, and assignment/finance—so you can pick the speed‑vs‑price balance that fits your life.
Prefer to study first? Read our guides on novations, assignments, and selling fast.
