The quick answer: houses sold as-is are usually bought by local cash buyers, iBuyers such as Opendoor, wholesalers, or regular buyers through an agent. Local cash buyers take the most serious problems and close fastest, usually in one to three weeks, but pay below market value. iBuyers and regular buyers pay more, but they turn down houses that need major work.
Joey Gizzi has been buying and renovating houses across Hampton Roads since 2020, and most of them needed real work: roofs, water damage, structural repairs. Here is who buys houses as-is, what each kind of buyer will take, and how to tell them apart before you sign.
Who Buys Houses As-Is, Compared
| Buyer | What condition they take | How fast | What it costs you | Watch out for |
|---|---|---|---|---|
| Local cash buyer | Almost anything: fire, water damage, structural problems, tenants, foreclosure | Usually 1 to 3 weeks | A lower price. Most charge no fees and many pay the closing costs | Check that they are buying the house themselves |
| iBuyer (Opendoor, Offerpad) | Newer homes in fair to good shape | A few weeks | A service charge of around 5% to 6%, plus deductions for repairs | Many older or damaged houses are turned down |
| Wholesaler | Says any condition | Fast on paper, sometimes never | No fee to you, but they resell your contract at a markup | The sale can fall through if they cannot find a buyer |
| Regular buyer, listed as-is | Cosmetic problems. Major ones can block their loan | Often two months or more | Agent commission, around 5.4% on average | FHA and VA loans can require repairs before closing |
Sources: iBuyer charge from Opendoor’s own guide to cash sales, which puts it at around 5% to 6%. Average commission from a 2026 Clever survey reported by HousingWire.
Will Anyone Buy a House in Any Condition?
Yes. A local cash buyer will make an offer on almost any house, because the price already accounts for the work. Condition changes the number, not whether there is a buyer. These are all problems we buy houses with:
- Fire, water or storm damage
- Foundation and structural problems
- Roofs, HVAC, plumbing or wiring at the end of their life
- Mold, hoarding, or a house full of belongings
- Code violations and unfinished renovations
- Tenants still living in the house
What does change is who else will buy it. Once a house needs more than paint and carpet, most regular buyers drop out, because their lender will not finance it. That is the point where an as-is cash sale usually makes sense.
What Does Selling As-Is Mean in Virginia?
In Virginia, the seller gives the buyer a standard disclosure form. Under section 55.1-703 of the Code of Virginia, that form says the owner makes no promises about the condition of the house, and the buyer is told to do their own checks, such as a home inspection. Selling as-is fits that system: you are not agreeing to make repairs.
As-is does not mean you can hide everything. The same chapter of the Code requires specific disclosures, including:
- Whether the house is in a noise zone or accident potential zone around a military air installation, such as NAS Oceana
- Pending building or zoning violations you have been notified about
- Repeated flood losses
- Past methamphetamine manufacturing
If you are unsure what applies to your house, ask a Virginia real estate attorney before you sign. Our guides to selling near the Oceana noise zones and selling in a flood zone cover the two that come up most in Hampton Roads.
How Do I Sell My House As-Is Quickly?
Get a few offers, check who is behind each one, and pick the buyer who can actually close on your date. In order:
- Know your floor. Find out what you owe on the mortgage and any liens. Our guide to selling a home with a lien explains how those are paid off at closing.
- Get an agent’s opinion of value. If the house could be listed as it sits, you want to know what that route would net you.
- Get two or three cash offers. A real buyer walks the house and gives you a written number, usually within a day or two.
- Ask who is buying. Ask whether they are buying the house themselves or assigning the contract to someone else. A buyer who closes with their own money can tell you where and when.
- Read the contract. Look for an inspection period that lets the buyer renegotiate, and a clause that lets them assign the contract.
- Pick your closing date. A cash buyer can usually close in 10 to 14 days, or later if you need time to move.
For a wider look at timelines, our guide on how to sell your house fast compares listing, selling it yourself and selling for cash.
Can I Sell My Ugly House Fast?
Yes, and it may be worth less work than you think. An ugly house is a cosmetic problem: dated kitchens, stained carpet, dark paint, an overgrown yard. Regular buyers can still get a loan on it. If that is all that is wrong, listing it as-is with an agent will often get you more than a cash offer.
It is a different story when the problems are structural or safety related. Our list of things that fail a home inspection shows which ones stop a financed sale. If your house has several of those, a cash buyer is usually the faster and surer route.
What We See in the Field
Three recent purchases, and what each house needed:
- Redmill, Virginia Beach. An inherited house already in foreclosure. It needed a new roof, water-damage repairs and a full refresh. We bought it as-is once all five agreed.
- Great Neck, Virginia Beach. The house needed structural repairs and a full refresh. The seller had signed with a wholesaler who could not close. Once she was out of that contract, we closed so she could move.
- Portsmouth. The house needed a full refresh and a second bathroom added. This seller had also signed with a wholesaler first, and getting out of that contract took most of the time.
None of those houses would have passed a lender’s inspection, and none of the sellers paid for a single repair. One seller described the feeling plainly: “I was nervous to sell as-is and this team made it so easy and professional.” (Alison Ryan, Google review)
Common Questions About Selling a House As-Is
Do I have to disclose problems when selling as-is in Virginia?
You give the buyer Virginia’s standard disclosure form, which makes no promises about condition. Some things must still be disclosed, such as military noise zones, pending code violations and repeated flood losses. Ask a Virginia real estate attorney if you are unsure.
Can I sell a house as-is if I still have a mortgage?
Yes. The mortgage is paid off from the sale at closing, along with any liens. You receive what is left.
Do as-is buyers still do an inspection?
Most do a walkthrough or an inspection. A good cash buyer prices the problems before making the offer, so the inspection does not become a reason to cut the price later.
How much less will I get selling as-is?
It depends on the work the house needs. Our offers usually land between 70% and 80% of what the house would be worth after the repairs, and we pay all of the closing costs.
Do I need to clean out the house first?
Not with a cash buyer. You take what you want to keep and leave the rest.
Get an As-Is Offer on Your House
If your house needs work and you want to sell your house fast in Hampton Roads, tell us about it and we will come walk it. You get a written cash offer within 24 hours, and if listing it would get you more, we will say so. We buy in Virginia Beach, Norfolk, Chesapeake, Portsmouth, Hampton, Newport News and Suffolk.