Selling a House ‘As Is’ in Michigan

Fast facts about selling a house ‘as is’ in Michigan

What is ‘as is’ condition in real estate?

“As is” is a type of home sale where it’s understood that no improvements will be made to the property. The seller chooses not to entertain buyer requests to complete repairs or provide a credit for fixes.

An as-is sale may also indicate that the functionality and longevity of certain home components, such as a stove on its last legs or an older roof, are not guaranteed.

When selling a house “as is,” the property’s general condition should already be accounted for in the home’s purchase price to the best of the seller’s knowledge.

Which types of homes are sold ‘as is’?

Homes sold “as is” often need work or might be cosmetically outdated. It’s not a label you’ll likely put on a listing in pristine, turnkey condition. “As is” sales often attract investors searching for their next flip or buyers seeking a bargain, perhaps on a home in a great location with lots of potential.

What problems do you have to disclose in Michigan?

Selling a house “as is” in Michigan doesn’t mean sweeping known problems about the house under the rug. A good time to fill out the Michigan Seller Disclosure Act, Act 92 of 1993, courtesy of the Michigan Legislature Website, is before listing your home or requesting an offer, so that you know it’s taken care of.

The Disclosure Act requires you to list your knowledge of the property, along with its condition, and any appliance systems or structural or mechanical defects the property might have. This can include, but is not limited to, the status of the property’s foundation, plumbing, washer and dryer machines, and more.

No matter what method you choose to sell your home, you must make these disclosures to the best of your ability. However, exceptions exist, such as if the home was inherited or ownership was transferred. Be sure to read the state’s Seller Disclosure Act thoroughly to understand what exceptions might exist for you, or consult a real estate agent if you need further assistance.

Review your options to sell ‘as is’ in Michigan

The main options to sell a house ‘as is’ include:

List ‘as is’ with the help of a real estate agent

A great real estate agent will assist in listing and selling a home “as is.” An agent gives simple presentation tips to improve marketing, helps to set an appropriate price that reflects the home’s condition, and works to find a buyer willing and eager to buy your home in its current state.

Jeff Todd, a top-selling agent in Rochester Hills, Michigan, with over 40 years of experience, advises would-be as-is sellers to properly prepare and clean their homes to get the highest possible value for their property.

“A lot of people will say that I don’t have to paint our carpet because the new buyer will go with their own choices. I always explain to them that you get essentially $3 for every dollar you spend on painting. For flooring, you get more than what you usually invest, plus it helps it sell.

“When it comes to cleaning up a house, I highly recommend they stage it properly, clean it, and do all those things to help it sell,” he says.

Sell directly to a cash buyer

Someone needing to sell their home “as is” can also work directly with a property investor or house-buying company rather than list, where getting an offer from a limited buyer pool may be difficult.

We Buy Houses operations buy “as is” at a discounted rate and generally seek out homes in poor condition needing significant repairs. These companies can help sellers cash out quickly, and many will cover a seller’s closing costs.

Dosenberry says there are misconceptions about working with such companies and points to savings in closing costs as one of the biggest benefits, as such companies usually handle that side of the transaction.

“I think a lot of people think that they’re going to be leaving money on the table and that they will not get the same amount of money with me versus if they listed the house with an agent,” Dosenberry says.

“What I would say is most of the time, we end up purchasing the house for [an amount] very close to what they might net with an agent if they listed the house on the open market, and that is mainly because they are not paying any Realtor commissions or paying any closing costs with my company or companies like ours,” he adds.

Steps to list ‘as is’ with the help of a real estate agent

Find an agent willing to list the home ‘as is’

Your choice of real estate agent always matters, especially when selling a property “as is.” It’s important to find the right match. You’re looking for an agent who doesn’t shy away from listings that need a little TLC and maybe has a strong network of investor connections.

Your agent should also be willing to go the extra mile on marketing. Most homebuyers prefer a move-in-ready home, so an “as is” sale likely has a reduced buyer pool from the start.

Consider a pre-listing inspection

A pre-listing home inspection is the same as a standard one, except the seller pays for it before listing their home. It may sound like a counterintuitive step for an as-is sale, but getting the inspection results upfront can illuminate any issues that could impact the home’s value and inform an accurate pricing strategy.

If a buyer requests further price deductions based on their inspection, you may be able to point out that the estimated cost of certain repairs was already baked into the list price.

Price to reflect ‘as is’ condition

The median sale price for homes in Michigan hit $240,000 in February 2025, a 6.7% increase over the year prior.

Jeff Todd says that pricing the home correctly the first time is important.

“When it comes to selling, you want to be competitive with the price […] I’ll have a lot of sellers say, well, let’s try a higher price, and I explain to them that it hurts you to price it too high.”

Todd says being flexible on the price is also a good idea, as it can lead to better offers.

“You’re better off pricing negotiable, a good price, and then chances are you get multiple offers and get more than what you’re asking. Obviously, price is important for everyone, but if you price it too high, you can price yourself right out of the market, and then it hurts the sale,” he adds.

You can start with a free estimate from HomeLight’s Home Value Estimator (HVE). Our HVE combs public data, including tax records and assessments, and pulls recent sales records for other properties in your neighborhood.

Using a short questionnaire, we also factor in specifics about your home, such as the property type and condition. Input your address, and we’ll give you a preliminary home value estimate in under two minutes.

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Do ever-so-light preparations

Even for as-is home listings in Michigan, Todd typically recommends that sellers perform basic upgrades to the property, but be cautious about overspending.

“You can never go wrong usually with paint and carpet, and then some of the more expensive items, but it depends on the price of the house. That first impression is important,” he says.

If sellers plan to update key rooms like the kitchen and bathroom, he advises that the renovation cost should ideally boost the home’s value or help it sell faster, and not eat too much into potential profits.

“If you’re dealing with a low-priced home, say $150,000, you don’t want to put $30,000 into a kitchen. You’re not going to recover it. But if you’re dealing with a half-a-million-dollar house, and you spend $30,000 on a kitchen, not only should you recover that, you might get more and help it sell,” he adds.

Photograph to show potential

Your home listing warrants professional photography, regardless of the property’s condition. A professional photographer will take steps to shoot each room from the best angle, ensure optimal interior and natural lighting, and edit for the ideal brightness and exposure.

A high-quality camera with a wide-angle lens is also essential to showcasing entire rooms rather than half or three-quarters of what’s there. For these reasons and more, professionally photographed homes can help earn homeowners up to a 47% higher asking price per square foot compared to houses marketed without professional photos.

Your real estate agent will almost always arrange for professional photos as part of the listing process.

Highlight the surrounding area

A home’s location will be important to buyers seeking out a home with potential. Mention in your as-is listing if your home is close to any of the following:

• Downtown areas
• Major employers
• Parks and green spaces
• Sports venues and entertainment districts
• Waterfront views or access (ocean or a lake)
• Highly rated schools
• Access to outdoor activities
• Public transportation

Include ‘as is’ in the listing

Unless you explicitly mention that your house is being sold “as is,” buyers will have no idea of your intentions with the listing. Other common descriptors mentioned in as-is listings in Michigan include priced to sell, fixer-upper, handyman special, or a “call for investors.”

To balance the focus on as-is condition, work with your agent to craft a property description that highlights the home’s best features.

Understand that buyers may still negotiate

Listing “as is” provides no guarantee that buyers won’t try to negotiate savings on their purchase, even on an asking price you felt was already reduced to reflect the home’s condition. One of your best defenses is hiring an excellent agent who takes a hard stance to prevent a deal from going south for the seller.

Be aware of the minimum property standards for certain loans

When you place your home on the market, it’s hard to predict if your top offer will come from a cash buyer or a buyer pre-qualified for a home loan.

But if you do end up working with a financed buyer, be aware that different mortgage types (such as conventional loans or government-backed FHA, USDA, or VA loans) have different minimum property standards. These are standards related to the overall condition of a property, which will play a role in the willingness and ability of a lender to finance a buyer’s loan.

Before properties can be financed, their value and condition are typically examined by a state-licensed, independent appraiser contracted by the buyer’s mortgage company. If you’re unsure whether your home will meet appraisal requirements, you can start by taking a look at the FHA minimum property standards. If your house complies with FHA, then it complies with most other lenders’ requirements.

Prioritize a cash offer if you receive one

Sometimes, conventional lenders may finance a fixer-upper property sold “as is,” and it’s not impossible to finance a fixer-upper with an FHA loan. However, if you’re selling a house “as is” — especially one that needs heftier repairs — you may want to consider accepting a cash offer if you receive one. Cash eliminates the lender-ordered appraisal and the time it takes to close on the buyer’s loan, creating a faster and clearer path to settlement.

Steps to sell directly to a cash buyer

Now that we’ve covered the general process of listing a home “as is,” let’s discuss the alternative of working with an investor. While the process varies from business to business, the steps to selling your home to a house-buying company typically go something like this:

1. Decision: A homeowner decides a traditional listing isn’t for them. Perhaps their house needs a lot of work, or they do not want to host any showings or open houses. They’re concerned about finding a buyer willing to purchase their home “as is” in its current state.
2. Contact: A seller contacts a company that buys homes in their area and provides some basic information about their home.
3. Preliminary offer: At this stage, some house-buying companies will provide a preliminary offer that is subject to change after a house assessment.
4. Assessment: The company schedules a walkthrough of the property to evaluate its condition, usually within 24 to 48 hours.
5. Firm offer: The company makes a firm offer (usually within 24 hours, sometimes on-site after the walkthrough) which you can accept or decline. Most of these companies will not negotiate on price, so the offer is a take-it-or-leave-it scenario.
6. Closing: If you accept the offer, you and the company will each sign the contract, and closing will begin. Some companies offer a large deposit or moving cost assistance, and a few may even pay for the home upfront.
7. Payment: The seller receives payment quickly, typically within seven days to a few weeks. This can vary by company, and sellers who work with a house-buying company often enjoy flexibility in selecting a move-out date that works for them.

If you aren’t sure where to get a cash offer, consider Simple Sale, a solution from HomeLight. Tell us a bit about your home, whether it’s a single-family or condo, and how much work it needs. From there, we’ll provide you with a full cash offer to buy your home in as little as a week. Here are the benefits you get when you get a cash offer from Simple Sale:

Skip repairs

There’s no need to call the roof inspector or drain your savings to replace the HVAC. HomeLight will provide an offer for homes in almost any condition.

Sell when it’s convenient

Want to get out right away? Or need a little more time to pack? Either way, we’re flexible. Pick a move date that works for your schedule within 30 days of closing.

Close with certainty

Cash buyers don’t need a lender to purchase a home, meaning they can move nimbly and quickly compared to someone who needs financing. With Simple Sale, you can close in as little as 10 days, compared to the 30 to 60 days or longer it typically takes to close with a financed buyer.

Curious to know more about the Simple Sale experience? Hear it firsthand from one of our valued clients in the video below.

Additional We Buy Houses companies in Michigan

If you want to explore more cash buyers for your as-is home sale, we’ve compiled a list of some leading companies that purchase homes as-is in Michigan and information about each.

How much will you make from an as-is home sale?

There is no simple equation for calculating how much you’ll net from an “as is” sale. If you list on the market with an agent, you’ll need to account for the cost of agent commissions (around 3% to 6% on average) and other closing costs, such as title fees and taxes, but are likely to field higher offers from buyers and see more competition for the home.

“[The] total costs are approximately 8%. If you were my seller, I’d explain to you that if we’re charging a commission of 6%, and then there’s title work and transfer tax and miscellaneous, it’s about 8% of the price of the home,” says Jeff Todd.

“So, when we get an offer, not only can you do your own math and figure it out, [but] I can give you a really good idea of what you walk away with that closing,” he adds.

Different types of investors and house-buying companies also offer varying amounts for homes, largely dependent on their exit strategy. While fix ‘n’ flip investors usually pay around 70% of the home’s after-repair value, buy-and-hold investors who plan to rent out your property may be able to pay more.

In addition, investors are often willing to cover a seller’s closing costs, which can add up to around 1% to 3% of the sale price. HomeLight’s net proceeds calculator can help run through some possible selling scenarios and estimate your take-home pay.

Ready to sell your house in Michigan?

While every home sale is different, you should now be familiar with the general process of selling a house “as is” in Michigan. Now, you can weigh which method will work best for you.

Whether you choose to list “as is” with a real estate agent or work with a direct home buyer, a home doesn’t have to be in perfect condition to sell, so long as you provide disclosures as necessary, set the right price, and know what to expect going in.

Whenever you’re ready to take the next step, HomeLight would be happy to assist with your real estate needs. Connect with a top agent near you or get started with a cash offer from Simple Sale.

Header Image Source: (Jonnelle Yankovich/ Unsplash)