Sell Your House As-Is and Skip Every Repair
One call matches you with a vetted cash buyer who'll take the house exactly as it sits, dated kitchen, tired roof and all.
- No Fees or Commissions
- Any Condition, As-Is
- Close in 7 to 21 Days
The call is free and the offer's yours to take or leave. No obligation ever.
What Selling a House As-Is Actually Means
Selling a house as-is means exactly one thing: you won't repair anything, and the buyer takes the property in its current condition. No last-minute repair credits. No contractor parade before closing. The price reflects the condition from day one, and that's the whole agreement.
Now, what as-is doesn't mean. It doesn't erase your duty to disclose. Most states require sellers to complete a disclosure form covering known problems, and an as-is contract sits on top of that duty rather than replacing it. If you know the basement takes on water every spring, you say so. Cash buyers hear worse daily and simply price for it, so honesty costs far less than the lawsuit a hidden defect can bring.
And a quick word about who we are, since we'd rather you hear it straight. Maria Mercedes Home Solutions doesn't buy houses. We're a free referral service that pre-vets investors, checking proof of funds and confirming they close in their own name, then matches you with one who fits your situation and your state. The buyers pay us for the introduction. Calling costs you nothing and commits you to nothing.
The Repair Math That Sends People Here
Most people don't wake up wanting to sell as-is. They get a contractor's bid first. Then they sit with the number for a week and start rethinking the plan. Here's what the big-ticket items actually run in 2026:
| Repair | Typical cost | What pushes it higher |
|---|---|---|
| Roof replacement | $8,000 to $15,000 | Steep pitch or rotted decking |
| Foundation repair | $10,000 to $30,000 | Piering plus drainage work |
| HVAC replacement | $6,000 to $12,000 | Full system swap with new ductwork |
| Electrical rewire | $8,000 to $15,000 | Common in homes built before 1970 |
| Plumbing repipe | $5,000 to $12,000 | Galvanized lines or slab leaks |
Stack two of those on one inspection report and you're past $25,000 before the small stuff like paint and flooring even gets a line. Plenty of homeowners simply don't have that sitting in savings. And borrowing against a house you're about to sell rarely makes sense.
There's a second problem money alone doesn't fix. Financed buyers often can't purchase a damaged house even when they love it, because FHA and VA appraisals require the home to meet minimum property standards. A failing roof or a dead furnace can sink the loan weeks into a deal. Cash buyers answer to no underwriter, which is why they can say yes to houses the open market quietly rejects.
Who Buys a House Nobody Else Will Touch?
Flippers are the biggest group. They want a discount deep enough to fund the renovation and still profit on resale, so structural problems don't rattle them. Landlords come second. They plan to rent the home rather than flip it, and they'll often pay a bit more for a house that's merely dated. iBuyers exist too, though they stick to homes needing light cosmetic work in a handful of metros.
Then there are wholesalers, and you should understand how they operate before signing anything. A wholesaler doesn't intend to buy your house. They tie it up under contract, then shop that contract to a real investor for a markup. If nobody bites, they cancel and you've burned three weeks. It's the most common complaint we hear from sellers who went it alone. That's exactly why every buyer in our network must show proof of funds and close in their own name.
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What a Cash Buyer Will Actually Pay
There's no mystery to investor pricing, so let's just show the formula. A cash buyer pulls comps (recent sales of similar homes nearby) to estimate the after-repair value, or ARV. Then they offer 70 to 85 percent of that ARV, minus the repair budget. The discount is the margin that keeps them in business. And honestly, any buyer who won't walk you through their math is telling you something.
A worked net-proceeds example
Your house would be worth $220,000 fully renovated. The repair list totals $35,000. At 80 percent, that's $176,000 minus $35,000, so the offer comes in around $141,000. No commission comes out of it, and the buyer typically covers standard closing costs. With a $60,000 mortgage payoff, you'd clear about $81,000, often within three weeks of signing.
Now the comparison we owe you. Spend the $35,000 and list at $220,000 instead. After roughly $12,000 in commission and a few months of carrying costs, you'd net somewhere near $170,000. That's about $29,000 more than the cash route. But it takes the repair money up front and months of your life. The cash offer earns its keep when the repair fund doesn't exist or the timeline can't stretch. Our guide to selling a house as-is walks the whole decision, including when listing is flatly the better call.
As-Is Sales Look Different State to State
Condition problems have regional accents. In Texas, shifting clay soil cracks slab foundations and spring hail chews through shingles, so many of the calls we take there start with a foundation bid. Our page on how to sell a house fast in Texas covers the local picture. Ohio runs on century homes, and some cities enforce point-of-sale inspection rules that catch sellers off guard; see selling a home quickly in Ohio for how buyers handle both.
Missouri spans two different markets, from St. Louis brick to Kansas City hail claims, and the cash home buyers across Missouri in our network know each one. In Oklahoma, storm season keeps roofers booked for months, so getting a fast offer in Oklahoma often beats waiting on a third patch job.
A couple of situations deserve their own pages. Smoke and flame damage price on a different logic, which our sell a fire-damaged house page explains. And if the property reached you through a death in the family, start with selling an inherited house instead, because the paperwork changes before the math does.
As-Is Questions, Answered Straight
Do I still have to disclose problems if I sell as-is?
Yes. As-is changes what you'll fix, not what you have to reveal. Most states require a written seller disclosure listing problems you actually know about, like the roof leak or the damp basement wall. Hiding a known defect can get you sued after closing, even with an as-is contract. The good news is that disclosure to an investor is nearly painless. They expect problems and price them in from the start, so an honest list rarely moves the offer much. Tell the truth and let the number reflect reality.
How much will a cash buyer pay for an as-is house?
Most investors work from the same math: 70 to 85 percent of the after-repair value, minus what the fixes will cost. If your house would be worth $200,000 fully updated and it needs $30,000 of work, expect offers roughly between $110,000 and $140,000. Where you land inside that range depends on local demand and how heavy the repair list is. There are no commissions or seller closing costs coming out afterward, so the offer is close to what you'd actually pocket once your mortgage is paid off.
Who actually buys houses as-is?
Mostly professional investors. Flippers buy at a discount, renovate, and resell, so structural problems don't scare them. Landlords plan to rent rather than resell, and they'll sometimes pay more for a house that's dated but solid. iBuyers stick to homes needing light cosmetic work. Wholesalers are the ones to watch: they don't buy at all, they tie your house up under contract and try to sell that contract to someone else. Every buyer we refer shows proof of funds and closes in their own name, so you know who's really on the other side.
Do I need to clean out the house before closing?
No. This one surprises people every time. The cash buyers in our network purchase houses with everything still inside, right down to the boxes in the attic. Take the photos and paperwork you want to keep and walk away from the rest. Compare that with a traditional listing, where you'd be hauling loads to the dump before the first showing ever happens. Sellers regularly tell us the cleanout was the thing that kept them stuck for a year. If a garage full of stuff is what's stopping you, it shouldn't be.
How fast can an as-is sale actually close?
The honest range is 7 to 21 days from accepted offer. The buyer isn't waiting on mortgage approval, and there's no appraisal contingency to survive. What sets the pace is title work. Escrow opens within a day or two of signing, and a clean title can close inside a week. An old lien or an unreleased mortgage from a refinance years back can add two to four weeks while the title company clears it. If you need a specific date, say so up front. Most investors will schedule closing around your move rather than the other way around.
Sell the House Exactly As It Sits
Skip the repairs and the fees. One call gets you an honest number and a closing date you pick.
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