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- Investors use 70% rule, so selling as-is often yields much lower net proceeds than renovated sales.
- Renovating first can net far more, example showed roughly $100,000 higher proceeds after repair, agent, and closing costs.
- Low-effort cosmetic updates like fresh paint, basic landscaping, new fixtures, and deep cleaning improve buyer appeal affordably.
- Use renovation-backed services like Revive or presale concierge programs to make impactful upgrades without paying upfront.
- HomeLight's Simple Sale and agents with cash-buyer networks help sell as-is quickly; lenders may require repairs for major defects.
Estimating how much you’ll make in an as-is transaction can help you decide whether it’s worth making a few updates or simply selling the home in its current condition and moving on quickly.
Renovate first vs. sell as-is: Side-by-side net proceeds example
If you’re debating whether to fix up your home or sell it as-is, the real decision comes down to the bottom line. Renovations can significantly increase your sale price, but they also require upfront cash and extra time before closing. Here’s a simplified example to show how the numbers might compare.
Let’s say your home is currently worth about $410,000 and needs about $25,000 in repairs. Once the repairs are completed, the home might be worth about $435,000.
| Category | Sell as is | Renovate first |
| Estimated sale price | ($435,000 x .70) – $25,000 = $279,500 | $410,000 |
| Repair costs | 0 | $4,100 (1% of the sale price) |
| Agent commissions | 0* | $12,300 (3% of the sale price) |
| Closing costs | 0* | $6,150 (1.5% of the sale price) |
| Estimated net proceeds | $279,500 | $387,450 |
*When selling as-is to an investor, they typically cover most or all closing costs, and there are no agent commissions involved.
In this example, selling as-is to an investor results in roughly $279,500 in proceeds after applying the 70% rule investors typically use to account for repairs, costs, and profit. Meanwhile, renovating and selling on the open market, even after paying for fixes, Realtor fees, and closing costs, nets about $387,450, or $100,000 more than the as-is sale.
While renovating takes some upfront money and time, it could pay off with a much bigger return than an investor offer.
»Learn more: Don’t guess which selling strategy pays off most. Use the Home Cash Offer Comparison Calculator to compare selling as-is versus making repairs and see which option could put more money in your pocket.
Low-effort alternatives to maximize your sale price
If you’re hesitant to pour money into major renovations but still want to get a better offer than an as-is sale might bring, there are practical middle-ground options. These low-effort strategies can help boost your home’s appeal without draining your time or wallet:
- Tackle minor cosmetic updates: Simple changes like fresh paint, basic landscaping, new light fixtures, or a deep clean can go a long way. These updates are budget-friendly and help make a strong first impression on buyers.
- Use renovation-backed programs or concierge services: Some real estate companies, like Revive or presale concierge services offered by brokerages, cover the cost of improvements and get paid back after the sale. It’s a convenient way to make impactful upgrades without paying out of pocket upfront.
- Work with an agent who has cash buyer connections: Experienced agents often have a network of cash buyers looking for properties in any condition. They can help you negotiate a better price, even without major repairs.
These options empower you to take small, smart steps toward a stronger sale price without going all-in on a full renovation.
What selling as-is really costs
Selling as-is can be a smart way to save time and avoid repairs, but it’s important to understand the potential trade-offs. Here are the key takeaways to help you decide if it’s the right move for your situation:
- Lower offers on as-is homes: Sellers typically won’t receive as high of an offer price on an as-is home. The amount of money you leave on the table can vary based on the type of buyer who makes the offer, your home’s location, its condition, and market conditions.
- Differences between end buyers and investors: A homebuyer looking to live in the home has different buying criteria than an investor, in that the former isn’t looking to turn a profit on the house. Instead, they’d rather choose a home they can move into without needing much work, while an investor primarily considers their bottom line when making an offer.
- Financing challenges for homes with major defects: If the home has major damage or serious issues that affect its safety, structure, or overall condition, a lender may not approve a buyer’s mortgage for the property. The lender would require repairs before issuing the loan. Otherwise, selling the house as is for cash may be a wiser move.
- Influence of location on as-is pricing: Location matters no matter how you sell your home. If your property is in a spot buyers love, like a quiet street, a sought-after school district, or a place with a beautiful view, you may be able to get a better as-is offer.
If you’d like to skip the repairs, prep work, and open houses, or just need to sell your home fast, requesting a cash offer through HomeLight’s trusted Simple Sale platform can help you find a cash buyer who can close in a matter of days, not months. Investors in the HomeLight network often prefer to buy homes as-is, in almost any condition.
Alternatively, you can consult a top-rated real estate agent with experience in as-is home sales in your area. HomeLight’s agent matching service analyzes over 27 million transactions and thousands of reviews to determine which agent is best for you based on your needs.
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