If you’re thinking about selling your house as-is, you’ve probably asked yourself: “Am I leaving money on the table?” It’s a worry that keeps many homeowners up at night. They imagine selling for thousands less than they could have gotten if they’d just fixed everything up first.
But here’s the thing: the amount you lose isn’t just about the sale price. It’s about the total money that actually ends up in your pocket after everything is said and done. And when you add up all the costs of fixing, waiting, and selling the traditional way, you might be surprised.
In this article, we’re going to break down the real numbers. We’ll show you exactly what you might give up in sale price when selling as-is, but also what you save by skipping repairs, avoiding agent commissions, and getting cash fast. We’ll compare real scenarios side by side so you can see the full picture.
The Direct Answer: Typical As-Is Discount
On average, as-is homes sell for 10-30% below their full retail value. That’s the value your house would have if it were in perfect, move-in-ready condition.
What affects this discount?
Condition of the property: A house that needs a new roof and HVAC system will sell for less than one that just needs fresh paint.
Local market conditions: In hot markets where buyers compete for homes, the discount might be smaller. In slow markets, it could be larger.
Type of buyer: Real estate investors typically offer less than regular homebuyers because they need to make a profit on repairs.
Your motivation: If you’re desperate and everyone knows it, offers tend to be lower.
Here’s a real example:
Let’s say your house would be worth $300,000 if it were fixed up and ready to sell. Selling as-is, you might get offers ranging from $210,000 to $270,000. That looks like a loss of $30,000 to $90,000.
But wait.
That higher number ($300,000) is theoretical. It’s what you might get if you spent money and time fixing everything. The question isn’t “How much less than $300,000 am I getting?”
The real question is “How much money will I actually walk away with after I pay for everything?”
That’s what we’ll figure out next.
What You SAVE Selling As-Is
When you sell as-is, you avoid a whole bunch of costs that add up fast. Let’s break them down.
1. Repair and Renovation Costs
This is the obvious one. Fixing up a house before selling costs real money. Here’s what many sellers face:
Average repair costs: Most homes needing work require $15,000 to $50,000 or more in repairs before they’re ready to sell at top price.
Major system replacements:
- New roof: $8,000-$15,000
- HVAC system: $5,000-$10,000
- Foundation repairs: $10,000-$30,000
Kitchen and bathroom updates: These are what buyers notice most. A basic kitchen refresh runs $10,000-$25,000. Bathroom updates cost $5,000 to $15,000 each.
Cosmetic repairs: Paint, flooring, fixtures, landscaping. Even small stuff adds up to $5,000-$15,000.
Code violations: If an inspector finds electrical, plumbing, or structural issues that violate building codes, you’ll have to fix them. These can cost thousands and delay your sale.
When you sell your house as-is, all of these costs disappear. The buyer takes the house exactly as it sits.
2. Carrying Costs During Repairs
Here’s a cost most people don’t think about: While you’re fixing up your house, you’re still paying for it every single month. These carrying costs add up fast.
Mortgage payments: If you still have a mortgage, you’re paying it while contractors work. That could be 6-12 months of payments.
Property taxes: These don’t stop just because you’re renovating.
Insurance: You still need to insure the property.
Utilities: Heat, electric, water, gas—all still running while the house sits empty or gets worked on.
HOA fees: If you have them, they keep coming every month.
Example calculation:
- Monthly mortgage: $1,500
- Property tax: $400/month
- Insurance: $150/month
- Utilities: $250/month
- HOA: $200/month
- Total: $2,500 per month
If repairs take 6 months, that’s $15,000 in carrying costs. If it takes 8 months, you’re at $20,000. And repairs almost always take longer than you think.
Sell as-is to a cash buyer? You close in 1-2 weeks and stop paying all of this immediately.
3. Real Estate Agent Commissions
When you sell the traditional way through a real estate agent, you pay commission. This is usually 5-6% of the sale price, split between your agent and the buyer’s agent.
On a $300,000 sale, you pay $15,000 to $18,000 in commission.
In most cash-buyer and as-is sales, there’s no agent involved, so no commission is paid. You keep that money. Learn more about selling without a realtor.
4. Closing Costs and Fees
Sellers typically pay 1-3% of the sale price in closing costs. On a $300,000 sale, that’s $3,000-$9,000. These costs include:
- Title company fees
- Transfer taxes
- Attorney fees
- Escrow fees
- Recording fees
There are also costs from inspection repairs. When a traditional buyer inspects your home, they almost always find things they want you to fix or pay for. This chips away at your net proceeds.
Many cash buyers cover all closing costs. You walk away with the offered amount, period. Find out who typically pays closing costs here.
5. Staging & Marketing Costs
To sell for top dollar the traditional way, your house needs to look its best:
Professional staging: $2,000-$5,000 to rent furniture and make your house look like a model home.
Professional photography: $300-$500 for the photos that appear in the listing.
Pre-listing repairs: $1,000-$3,000 for small fixes to make the house showable—things like patching holes, fixing broken fixtures, touching up paint.
Real-World Cost Comparison
Let’s look at two scenarios with real numbers: the same house, two different ways to sell.
Scenario 1: Traditional Sale After Repairs
You decide to fix everything and sell the traditional way.
Starting point:
- Home’s retail value (if perfect): $300,000
What you spend:
- Repairs and renovations: -$25,000
- Carrying costs for 8 months: -$20,000
- Real estate commission (6%): -$18,000
- Closing costs (2%): -$6,000
- Staging and marketing: -$2,000
Net proceeds: $229,000
Timeline: 8-12 months (2-3 months for repairs, plus 3-6 months to sell, plus closing time)
Scenario 2: Sell As-Is to Cash Buyer
You sell the house exactly as it sits right now.
Starting point:
- As-is cash offer: $240,000 (20% below retail)
What you spend:
- Repairs: $0
- Carrying costs: $0 (close in 2 weeks)
- Commission: $0 (no agents)
- Closing costs: $0 (buyer covers them)
- Staging: $0
Net proceeds: $240,000
Timeline: 7-14 days
The Real Math
Look at those numbers again:
- Traditional sale net: $229,000 (after 8-12 months)
- As-is sale net: $240,000 (after 2 weeks)
The as-is sale puts $11,000 MORE in your pocket. Plus, you saved 8-12 months of stress, contractor hassles, and uncertainty.
Even though the as-is offer was $60,000 less than the theoretical retail value ($300,000), you actually made more money because you didn’t have to spend $71,000 to get there.
This is what people miss when they only look at the sale price.
When You Might Actually Lose Money
To be fair, selling as-is isn’t always the best choice. You might come out behind if:
Your repairs are minimal: If you only need to spend $3,000-$5,000 on paint and carpet, it probably makes sense to do it and sell traditionally.
You’re in a hot seller’s market: When buyers are competing and offering over the asking price, you have leverage. You might get close to retail value even without major repairs.
The issues are cosmetic only: Ugly wallpaper and old fixtures aren’t deal-breakers like foundation cracks or a bad roof.
You have time and cash available: If you can afford the repairs and aren’t in a rush, you might net more by fixing things first.
The key is doing YOUR math with YOUR numbers, not assuming one way is always better.
Hidden Costs People Forget
Beyond the obvious expenses, there are hidden costs to fixing and selling traditionally:
Financing risk: Traditional buyers need mortgages. About 1 in 5 deals fall through when the buyer can’t get financing, has cold feet, or the home doesn’t appraise. Then you start over, losing more time and money.
Time value of money: Cash today is worth more than cash a year from now. If you get $240,000 today or $250,000 in 10 months, the $240,000 might actually be worth more when you consider what you could do with it now.
Stress and opportunity cost: Your time has value. Managing contractors, dealing with repairs, showing your house, and stressing about the sale for months has a real cost—even if it’s hard to put a dollar amount on it.
Market risk: What if you spend 8 months fixing your house, and the market drops during that time? You could end up with less than you’d have gotten selling as-is today.
Unexpected repairs: That $10,000 renovation budget can easily balloon to $25,000 when contractors uncover additional problems after opening walls. This happens all the time.
Holding costs multiply: Every extra month adds $2,000-$3,000+ to your costs. Delays are almost guaranteed with renovations.
Deal renegotiations: After inspection, buyers often request repairs or price reductions. That $300,000 sale price might become $290,000 or $285,000 after negotiations. With as-is cash sales, the price is the price.
Who Benefits Most from As-Is Sales?
Some situations are perfect for selling as-is:
Inherited properties: You live out of state, don’t want to deal with repairs, and have an emotional attachment to the property. An as-is sale lets you move on quickly. Learn more about selling inherited property.
Financial hardship: Facing foreclosure, divorce, job loss, or medical bills? You need cash fast. As-is sales close in weeks, not months. Selling during divorce? Here’s what you need to know.
Major repairs needed: If your house needs $30,000+ in work (new roof, foundation repairs, major systems), the math usually favors an as-is sale.
Relocating sellers: You got a job across the country and need to move now. You can’t oversee a renovation from 1,000 miles away.
Rental properties: Especially if tenants are still living there or there’s significant deferred maintenance. Emptying it, fixing it, and selling it traditionally is a nightmare.
Estate sales: Executors want to settle the estate and distribute money to heirs quickly, not manage a 6-month renovation project.
Tired landlords: You’re done being a landlord and just want out. The thought of screening tenants one more time or fixing one more toilet is unbearable.
Properties with damage: Whether it’s fire damage or hoarder conditions, some properties are better sold as-is.
How to Minimize Your Loss When Selling As-Is
If you’ve decided selling as-is makes sense, here’s how to get the best possible deal:
Get Multiple Cash Offers
Don’t accept the first offer you get. Shop around.
Get 3-5 offers from different buyers: National companies, local investors, iBuyers—cast a wide net. Compare companies that buy houses in any condition.
Compare national vs. local buyers: National companies offer convenience, but locals might pay more because they know the area better.
Use offers as leverage in negotiations: If you have multiple offers, you can often get buyers to increase their bids.
Understand Your True As-Is Value
Don’t compare your as-is offers to retail prices. That’s comparing apples to oranges.
Get a professional as-is appraisal: Some appraisers specialize in distressed property valuations.
Look at recent distressed comps: What did similar fixer-uppers in your area actually sell for?
Subtract real repair costs: If your house is worth $300,000 fixed up, but needs $50,000 in repairs, your real value is around $250,000 or less.
Don’t use retail comps: Your neighbor’s beautifully renovated house that sold for $320,000 doesn’t reflect your property’s current value.
Time It Right
Market timing can affect your as-is offers:
Sell in spring or summer if possible: More buyers are active, including investors. More competition for your property means better offers.
Avoid the holiday season: November through January is slower. Buyers have less money after the holidays, and bad weather makes properties look worse.
Watch market conditions: In a rising market, waiting a month or two might get you more. In a falling market, sell now.
Red Flags: When As-Is Might Be a Mistake
Selling as-is isn’t right for everyone. Here are signs you should probably fix and sell traditionally:
Minor cosmetic issues only: If repairs are under $3,000-$5,000 and purely cosmetic, do them. The boost in sale price will be worth it.
You can afford to wait: If you can afford repairs and aren’t in a hurry, you’ll likely net more selling traditionally.
Strong seller’s market: In a crazy seller’s market where houses get multiple offers, even fixer-uppers can sell near retail value.
Functional but dated: Dated kitchen, ugly bathroom but everything works fine. These are easy fixes that return good value.
No time pressure: If you have 6-12 months and don’t mind the hassle, the traditional route might work better.
Multiple competing offers: If buyers are fighting over your property as-is, you have leverage. You might not need to discount much at all.
Tax Implications and Legal Considerations
A few important things to know:
Capital gains tax is the same: Whether you sell as-is or fixed-up, you’ll owe capital gains tax on your profit (if any). The IRS doesn’t care how you sold it. You may be exempt from capital gains on your primary residence (up to $250,000 single, $500,000 married), but that applies either way. Learn more about capital gains from the IRS.
Disclosure requirements still apply: “As-is” doesn’t mean you can hide problems. You still have to disclose known issues. If you know the roof leaks or there’s foundation damage, you must tell buyers. Hiding defects can get you sued even in an as-is sale.
“As-is” has legal meaning: In most states, “as-is” means the buyer accepts the property in its current condition and can’t come back later to ask you to fix anything. But this only protects you if you’ve disclosed everything honestly.
State-specific laws vary: Some states offer more seller protection in as-is sales, while others offer more buyer protection. Research your state’s laws or ask a real estate attorney.
Get legal advice for your situation: If you’re dealing with major issues like liens, estate sales, or potential legal problems with the property, talk to a lawyer before selling.
Understanding Market Data: What the Numbers Show
According to the National Association of Realtors, the typical home needed a median of $5,000 in concessions or repairs before closing in recent years. However, homes in poor condition often require significantly more.
The National Association of Realtors’ research shows that homes sold “as-is” typically spend less time on the market when sold to cash buyers compared to traditional listings, though the sale price is lower.
HomeAdvisor data indicates that major home repairs average between $18,000 and $47,000, with costs varying significantly by region and property type. Understanding these benchmarks helps you evaluate whether an as-is offer truly makes financial sense for your situation.
Conclusion: The Bottom Line
So, how much do you lose selling a house as-is? The answer is: often, nothing. Sometimes you actually gain.
The “loss” people worry about is usually an illusion. Yes, you get a lower sale price than retail value. But when you add up repair costs, carrying costs, commissions, closing costs, time, and stress, that lower price often puts more money in your pocket than fixing everything first.
The key is doing YOUR specific math with YOUR numbers:
- How much do repairs actually cost? (Get real estimates, add 20% for surprises)
- How long will repairs take? (Multiply by monthly carrying costs)
- What’s the market like? (Hot market = maybe fix it; slow market = as-is makes sense)
- How much do you value speed and certainty? (This is personal)
Add it all up. Compare your real net proceeds both ways. Look at the timeline both ways. Consider the risk and hassle both ways.
For many homeowners—especially those with significant repairs needed, time pressure, or properties in rough shape—selling as-is puts more money in their pocket faster and with far less stress.
Don’t just focus on the sale price. Focus on what you actually walk away with at the end of the day.
Want to sell your house fast? Get free, no-obligation offers from multiple cash buyers. You might be surprised how much you can get—and how much money and stress you can save—by selling your house exactly the way it is right now.
Get your no-obligation cash offer today and see what your house is worth as-is.
FAQs
Q: Do I lose 50% selling as-is?
No. The typical discount is 10-30%, not 50%. If someone offers you half of what your house is worth, they’re lowballing you. Get more offers. The exception is if your house needs massive repairs ($100,000+) or has serious structural problems—then steeper discounts make sense.
Q: Can I still negotiate as-is offers?
Yes! The first offer isn’t final. If you get a $225,000 offer but you think it should be $240,000, counteroffer. Especially if you have multiple offers, you have negotiating power. Cash buyers expect some back-and-forth.
Q: What if I only fix some things?
You can fix whatever you want. Maybe you do the cheap, easy stuff (cleaning, painting) but leave the expensive stuff (roof, HVAC). Just be clear with buyers about what’s fixed and what’s not. Partial repairs can sometimes get you more than full-as-is, but less than a full fix-up.
Q: Do cash buyers lowball everyone?
Not always. Cash buyers need to make money, so their offers won’t match retail value. But “lowball” is relative. If they offer $240,000 and you’d net $230,000 doing repairs and selling traditionally, that’s not a lowball—it’s a good deal. Always compare to your real net proceeds, not the theoretical retail value.
Q: Can I sell as-is with unpaid property taxes?
Yes, you can. Many cash buyers will handle properties with tax liens or unpaid taxes. Learn more about selling with unpaid property taxes.
