Pricing an as-is home for a fast sale is less about finding a “perfect” number and more about balancing speed, risk, and realism. Most sellers start with what they hope their house is worth, but hope doesn’t move a property—market demand does. When you’re selling as-is, buyers automatically assume they’ll need to spend money on repairs, updates, or unknown issues, so your price has to reflect that reality from day one. The goal isn’t the highest possible price in theory; it’s the highest price that still creates immediate interest in practice.
Look at Other Homes Sold in Similar Condition
A useful starting point is to look at recent comparable sales of similar homes in similar condition. Don’t just look at the pretty, fully renovated houses—those aren’t your competition. Instead, focus on older, dated, or fixer properties that actually sold. If fully updated homes in your area are closing around $300,000, and true fixer-uppers are trading closer to $150,000–$200,000, that gap tells you roughly how much the market is discounting for condition. Your as-is price needs to sit somewhere in that range depending on how much work your house needs.
Repairs can be very expensive. Even for a light rehab, you’re probably talking $35 per square foot. So if your house is 1,500 square feet, that would be $52,500. Moderate rehabs are $50 per square foot, or $75,000. Extensive rehabs can but upwards of $80 per square foot, or $120,000 in this example. If you don’t want to do repairs or simply don’t have the money, see our blog Can I Sell my House Without Making Repairs?
Price Just Below Comps for Speed and Multiple Bids
Speed comes from pricing slightly below where you think the market is, not slightly above. Homes that are priced a bit under market value tend to attract more showings, more offers, and often multiple bids—even in as-is condition. That competitive pressure can push your final sale price back up toward (or sometimes above) your target, while still giving you a quick sale. Overpricing, on the other hand, typically results in fewer showings, longer days on market, and eventually price cuts that make buyers suspicious.
Here are more tips on pricing out your house in as-is condition What is My House Worth if I Sell it in As-Is Condition?
Consider Cash Home Buyers for Speed and Ease
You also need to decide what type of buyer you want. If you’re aiming for retail buyers using conventional financing, your price needs to be attractive enough that they can still afford repairs and possibly lender-required fixes. If you’re targeting cash investors, they will be more focused on their profit margin and repair costs, which usually means a lower price but a faster, simpler closing. Being clear about your preferred buyer type helps you set a more intentional price rather than guessing.
Cash home buyers will pay cash for your house and close fast. Cash home buyers will buy your house in as-is condition, so you don’t have to do any repairs. Cash home buyers will be more flexible in terms of moving date and will take on projects. If you want a quick sale in as-is conditions, cash home buyers are a great option.
Reason for Selling Your House
Another factor that quietly shapes your “fast but fair” price is your timeline and tolerance for hassle. If you need to sell quickly—because of relocation, finances, or managing an old property in a place like Richmond County while you live elsewhere—you may be better off pricing more aggressively to guarantee activity and a clean, fast closing. If you have flexibility, you can afford to test the market at a slightly higher number and adjust if needed.
In the end, the sweet spot is a price that feels a little uncomfortable but defensible with data. Price with recent comps, adjust for your home’s condition, be honest about how fast you want to move, and remember that a quick, certain sale often beats a slow, uncertain one at a higher list price. Done right, you can sell fast in as-is condition without giving away more than you have to.
