For homeowners selling as-is
Run a three-way seller net sheet in a minute: list it as-is, repair it first, or take a cash offer. Real state closing costs, repair ranges and timelines — then decide on your terms.
Example: a $400,000 home in Nevada that needs a roof and HVAC.
After commission, closing costs, repairs and holding time the three paths net roughly $266k, $327k and $332k — closer than the prices suggest. Figures from the calculator below.
Net-sheet calculator
Enter what you know. The calculator values the house from your estimate or from your purchase price adjusted by the FHFA state index, applies your state's typical seller closing costs, and compares three ways to sell.
The three-way comparison
There are three realistic paths for a house that needs work: list it as-is with an agent, repair it first and then list, or sell it as-is to a cash buyer. Each trades price for time, certainty and cash out of pocket, and the right answer depends on the house, the repairs and how soon you need to be done — not on which option a buyer or agent prefers. The table below shows what each path is, and is not.
| List as-is with an agent | Repair, then list | Sell as-is for cash | |
|---|---|---|---|
| Likely price | Value minus roughly 1.25× the repair bill — buyers discount problems more than they cost to fix | Full repaired value, if the work is done well | 68–80% of repaired value minus repairs; 80–90% for clean, move-in-ready homes |
| Costs you pay | About 5–6% commission, state closing costs, buyer concessions, holding costs for 3–4 months | Repairs up front, plus commission, closing, concessions and holding for the repair period and the listing | Little or no commission, minimal closing costs, about three weeks of holding |
| Time to money | Typically 3–4 months including showings, inspection, lender appraisal and closing | Repairs first (6 weeks to several months), then a normal listing — 4–6 months is common | About 2–3 weeks once an offer is accepted; no lender, inspection contingencies are limited |
| Certainty | Moderate — financed buyers can fall through on inspection or appraisal | Moderate — same risks, plus repair cost overruns | High — but only after the buyer has seen the house; verify proof of funds |
| Is not | A way to avoid disclosures — you still must disclose known defects | A sure way to net more — the net often lands within a few percent of listing as-is | A way to get full value — the discount pays for speed, risk and the buyer's margin |
| Best when | Repairs are moderate and you can wait a few months | You have the cash and time, and the repairs are the kind buyers pay a premium for | You need a firm date, the house is hard to finance, or managing repairs isn't realistic |
"As-is" means the seller will not make repairs or give credits for condition; it does not remove the duty to disclose known defects in most states. Last verified: October 2026.
The investor math
Most cash buyers start from the after-repair value (ARV) — what the house would sell for fixed up — multiply it by roughly 68–80% to cover their holding costs, resale commission and profit, then subtract their repair estimate. That is the "70% rule" you may have heard of: on a $400,000 ARV with $50,000 of repairs, 70% is $280,000, minus repairs leaves a $230,000 offer.
The percentage moves with the house and the buyer. Flippers on heavy rehabs sit near 68–72%. Landlords and light-rehab buyers who keep the house go higher. Instant-offer companies on move-in-ready homes pay 80–90% of value minus a service fee of a few percent. The repair estimate is where most of the negotiation happens, so get your own numbers first.
A fair cash offer shows this math, comes with proof of funds, and gives you a realistic closing date. Be cautious of any buyer who won't explain the number, asks you to sign an assignable contract they may not close on themselves, or pushes a decision before you have seen your own net sheet.
Run the calculator with the buyer's repair estimate as your repair estimate. If their offer lands inside the range, it is in the normal band for your condition. If it is well below, ask what percentage of ARV they used and how they priced the repairs.
Compare an offer →Request an as-is review. Someone pulls local comparable sales, looks at the condition, and sends you real numbers for each path. No obligation.
Request an as-is review →Behind on the mortgage
Yes — in every state you can sell right up to the foreclosure sale, as long as the price covers the payoff or the lender approves a short sale. The earlier you act, the more options stay open.
Foreclosure timelines differ enormously by state: nonjudicial states can move from first missed payment to sale in a few months, while judicial states often take a year or more. Federal servicing rules generally bar the first foreclosure filing until the loan is 120 days delinquent, which is your window to call the servicer, apply for a modification, or line up a sale.
The Sell As-Is Check plugin lays out your state's process, notice periods, reinstatement and redemption rights, deficiency rules and the full list of options from least to most drastic. Or tell us where you are and we'll walk through it with your numbers.
Inherited or probate house
Often, yes. In most states the executor or administrator can sell during probate once the court issues letters, though some states require court confirmation of the sale and a few require a court order before listing. Transfer-on-death deeds, joint ownership and small-estate procedures let many houses skip probate altogether. The plugin shows the rule for your state and the usual probate length.
Three things catch heirs off guard: the mortgage keeps accruing and must stay current (federal law lets an heir take over the existing loan), a reverse mortgage starts a roughly six-month clock to sell or refinance, and every heir with an interest must agree to a sale unless the executor has independent authority. On the good side, the tax basis steps up to the value at the date of death, so selling soon after usually means little or no capital-gains tax.
An as-is sale is common for inherited homes because it avoids managing a cleanout and repairs — often from another state — but list it if the house is in good shape and the estate can wait.
All owners must sign, or the executor must have authority. If one heir refuses, a partition action can force a sale, but a buyout or mediation is cheaper and faster.
A local probate attorney, a power of attorney and a remote closing cover most of it. An as-is sale removes the repair management.
Most as-is buyers will take the contents; estate-sale companies and cleanout services handle the rest. Don't let the cleanout delay the decision.
Sell As-Is Check for ChatGPT
It answers four homeowner questions inside ChatGPT, using the same engine as this site: what a cash buyer would realistically offer for your house, what you'd net selling as-is versus repairing versus listing, how foreclosure works in your state and what your options are, and how to sell an inherited house in your state. Each answer comes as a card with the math shown and a plain-language summary.
The plugin keeps no personal data — it receives only the state and the figures you give it, returns the result, and stores nothing. If you want a real as-is review, it links back to this site.
Value from your estimate or purchase history, repairs by item or condition, and the offer range with the percentages used.
List as-is, repair then list, or cash — price, costs, net after the mortgage and days to close for each.
Judicial or nonjudicial, typical months, notice periods, reinstatement, redemption, deficiency, and your options in order.
Probate length, selling during probate, court confirmation, transfer-on-death deeds, taxes, mortgages and heirs.
Real numbers for your house
The calculator uses state and national averages. An as-is review uses your house: someone looks at the condition, pulls local comparable sales, and sends you what each path would realistically net — so you can decide with the numbers in front of you.
Questions homeowners ask
Selling as-is usually brings less than a repaired sale, because buyers discount deferred repairs by more than the repairs cost — a common rule is about 1.25× the repair bill off the price when listing as-is, and 68–80% of after-repair value minus repairs from a cash buyer. The gap narrows for move-in-ready homes, where cash and instant-offer buyers often pay 80–90% of value. What matters is the net after commission, closing costs, repairs and holding time, which the calculator above shows side by side.
Most investors start from the after-repair value (what the home would sell for fixed up), multiply it by roughly 68–80% to cover their holding costs, resale costs and profit, then subtract the repair estimate. That is the so-called 70% rule. Light-rehab and instant-offer buyers skip most of the margin on clean homes and pay 80–90% of value minus a service fee. A credible offer always shows this math.
In every state you can sell your home up until the foreclosure sale, as long as the sale price covers the payoff or the lender agrees to a short sale. The earlier you act the more options stay open — reinstating, a loan modification, a listed sale, or a fast as-is sale. Federal rules generally bar the first foreclosure filing until a loan is 120 days delinquent, and HUD-approved counselors at 800-569-4287 can help you negotiate.
Often yes. In most states the executor or administrator can sell during probate once the court has issued letters, though some states require court confirmation of the sale and a few require a court order first. Transfer-on-death deeds and small-estate procedures let some houses skip probate entirely. Because the tax basis steps up to the value at the date of death, selling soon after usually means little or no capital-gains tax.
It answers four questions inside ChatGPT: what a cash buyer would realistically offer for your house, what you would net selling as-is versus repairing versus listing, how foreclosure works in your state and what your options are, and how to sell an inherited house in your state. It uses the same engine as this site, keeps no personal data, and links here if you want a real as-is review.
No. Every number here is an estimate built from public data — the FHFA state house price index, typical seller closing costs by state, and national repair cost ranges. A real offer requires someone to see the house and pull local comparable sales. Use the estimate to know your numbers before you talk to a buyer or agent, and request an as-is review if you want actual figures.