Updated November 2026. For owners of homes that need real work: which buyers can actually close on each condition level, where the price gap comes from, and what you still must disclose. Sources read November 1, 2026.
Companies that buy houses in any condition are cash investors, “we buy houses” franchises and some local firms that close without a lender, so a roof leak or a failed system doesn’t stop the sale. As of November 2026, they typically pay well under market value; many start near 70% of the after-repair price, minus repairs. Lighter fixes often sell for more on the MLS.
The deciding question is how bad “any condition” really is. A dated kitchen and a collapsed floor are different sales. If buyers with loans can still close on your home, list it as is on the MLS with Beycome from $99 in most states (see your state page), with $0 due to Beycome at closing.
Jump to: 🔧 Condition levels · 🏦 Loans and repairs · 💲 Price gap · 📝 Disclosure · 🏠 List as is · ❓ FAQ
Key takeaways
- Cosmetic wear rarely needs a cash company. Safety problems and major system failures are where cash buyers earn their place.
- Renovation loans let some buyers finance the house and the repairs together. HUD raised the Limited 203(k) cap to $75,000 in July 2024.
- Selling as is never removes your duty to disclose known defects. Homes built before 1978 also need the federal lead paint disclosure.
- 27% of US home sales in September 2026 were all cash (NAR), so cash buyers also find as-is homes on the MLS.
This page sorts your options by the state of the house. For the bigger list of cash buyers and how each prices a home, see our guide to companies that buy houses for cash.
Who buys houses as is, at each condition level?
Start by placing your home honestly in one of these rows. The row tells you who can buy it.
| Condition | Examples | Buyers with a standard loan | Renovation-loan buyers | Companies that buy houses as is |
|---|---|---|---|---|
| Cosmetic | Old carpet, dated kitchen, worn paint | Yes | Yes | Yes, but you’ll likely net less |
| Aging systems | Old roof, original HVAC, slow plumbing | Often, if it works and the appraiser accepts it | Yes | Yes |
| Safety or major defects | Active leak, exposed wiring, broken heat, failed septic | Often not until fixed | Sometimes | Yes |
| Uninhabitable | Fire or flood damage, foundation failure, no working kitchen or bath | No | Rarely | Yes; this is their market |
Most homes sit in the first two rows. That matters, because those homes can sell to the whole market. The cash company’s speed and certainty are worth most in the last two rows, where few other buyers can close at all.
Why can’t some buyers get a loan on an as-is house?
Because the lender wants the house to be safe and sound enough to secure the loan. If the appraiser flags a hazard, such as a leaking roof or a heating system that doesn’t work, the lender can require the repair before closing. A cash buyer has no such rule.
Renovation loans close part of that gap. An FHA 203(k) loan lets a buyer finance the home and the repairs in one mortgage. HUD said on July 9, 2024 that it raised the Limited 203(k) cap from $35,000 to $75,000 in repair costs. Fannie Mae has its own renovation loan as well; see our explainer on the Fannie Mae renovation loan.
Rates matter too. Higher rates push more as-is buyers toward cash, and you can check today’s rate tables on Bankrate. Lenders that sell loans to Fannie Mae and Freddie Mac follow their standards, overseen by the Federal Housing Finance Agency.
When a financed buyer does go ahead, the Consumer Financial Protection Bureau rules add a step: the lender must give the buyer a Closing Disclosure before closing. A cash sale skips it.
How much less do companies that buy houses as is pay?
The gap comes from three costs the buyer takes on: the repairs, the months the house sits during work, and the risk of surprises behind the walls. Investors price the risk on top of the repair bid.
Take a made-up example. A home would sell for $320,000 fixed up. It needs $45,000 of work: a roof, a furnace and some flooring. At 70% of $320,000, minus $45,000, an investor offer lands near $179,000.
Now list the same home as is. A buyer with a renovation loan or cash might pay $250,000 to $265,000, because they value their own labor or time differently. The numbers are made up for the method, not a forecast. The point is that the investor price and the as-is market price can be tens of thousands apart, and only an open listing tells you where yours sits.
Two things shrink the gap fast. Fixing the one item that blocks financing, and getting a pre-listing inspection so buyers aren’t pricing in the unknown. Our guide to how much you lose selling as is breaks down which fixes pay back, and selling as is and still getting top value covers presentation.
Do you still disclose defects when a company buys your house as is?
Yes. “As is” means you won’t make repairs. It doesn’t let you hide what you know. Most states require a written seller’s disclosure, and a cash company can still pursue you later over a defect you knew about and kept quiet.
One federal rule applies everywhere. For homes built before 1978, the EPA’s lead disclosure rule says the seller must give the buyer the lead pamphlet, share known lead information and reports, and allow a 10-day window for a lead inspection unless the buyer waives it in writing. Keep a signed copy for three years.
A short list of what to gather before you call any buyer:
Sell smarter
List your home on the MLS from $99
A flat fee instead of a percentage, and $0 to Beycome at closing. You stay in control of your sale.
Sell your home →Buy smarter
Get up to 2% back at closing
On homes listed by other agents, Beycome credits you up to 2% of the price at closing (1% kept, $1,499 minimum; not on FSBO homes or homes listed by Beycome sellers).
Buy a home →- Your state’s seller disclosure form, filled out honestly.
- Any inspection, roof or termite reports you already have.
- Repair invoices and permits, even for old work.
- Insurance claims for water, fire or storm damage.
Buyers trust a full packet. It also stops the “we found something” price cut late in the deal.
How do you list a house as is on the MLS?
Just say so. Use “sold as is” in the remarks, price it for its condition, and attach the disclosure and any reports. Cash buyers and investors filter for exactly those words.
With Beycome, your as-is listing goes out to the major home search sites and the MLS, usually within hours once the questionnaire is complete. Offers come in online, you sign with e-signature, and you choose which buyer fits. Our guide to selling as is with full MLS exposure has the remark and pricing tips.
NAR’s September 2026 report counted 27% of sales as all cash. Those buyers are on the MLS every day, next to people with renovation loans and flippers.
Want a second opinion on an as-is offer? With Concierge (see current price), an expert works with you on pricing and offers, negotiates with you, always on your side, and every decision stays yours. 22,000+ homeowners have sold with Beycome, saving over $225 million (Beycome internal data, October 2026). Buying your next place? The Beycome buyer program can credit part of the buyer-agent commission at closing on homes listed by other agents; rules vary by state.
Check value first with our home value calculator, then get one as-is offer from a cash company as a floor.
What we tell sellers
If your home sits in the first two rows of the table, list it and let the market price it. If it’s in the last two, a cash company may be your best buyer, and that’s fine. Either way, get both numbers before you sign.
Frequently asked questions
What companies buy houses in any condition?
Cash investors, “we buy houses” franchises such as HomeVestors, marketplaces such as Sundae and local investors. They close without a lender, so major defects don’t block the sale.
Do companies that buy houses as is pay fair prices?
They pay for the repairs, holding time and risk they take on, often near 70% of after-repair value minus repairs. Compare with an as-is MLS price before you decide.
Can I sell a house as is for cash with a mortgage still on it?
Yes. The title company pays off your loan from the sale proceeds at closing. Order a payoff letter early to avoid delays.
Can a buyer get a loan on a house that needs repairs?
Often, if the issues are cosmetic. Safety problems may need fixing first. Renovation loans such as FHA 203(k) let buyers finance repairs with the purchase.
Do I have to disclose problems if I sell as is?
Yes. As is means no repairs, not no disclosure. Most states require a seller disclosure, and homes built before 1978 need the federal lead paint disclosure.
Can I list a house as is on the MLS?
Yes. Say “sold as is” in the remarks, price for condition and share your disclosures. Cash buyers and investors search the MLS too.
What is the fastest way to sell a house in bad condition?
A cash company that buys houses as is, often within a few weeks once title work is clear. A listing usually nets more if buyers can still finance the home.
This is general information, not legal or financial advice. Condition categories are a planning guide; lenders and appraisers decide each case. The price example is made up for the arithmetic. Disclosure rules vary by state. We have no business relationship with the companies named.
Prices as of November 2026. “$0 at closing” means no Beycome fee at closing; other closing costs, taxes and title charges still apply. Beycome lists on MLSs in 17 states and DC. The buyer program doesn’t apply to homes listed by Beycome sellers or to most FSBO homes.
Sources
- NAR, Existing-Home Sales, September 2026, read November 1, 2026.
- HUD, press release 24-170, July 9, 2024 (203(k) changes), read November 1, 2026.
- EPA, Real estate disclosures about potential lead hazards, read November 1, 2026.
- CFPB, What is a Closing Disclosure?, read November 1, 2026.
- Beycome, listing package features, November 2026.
Disclosure & Disclaimer
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Articles are provided for general informational and educational purposes only, not as financial, tax, legal, or investment advice or a recommendation for your particular situation. Reading this blog does not create a brokerage, advisory, or other professional relationship.
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