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Selling a house as is in Florida means the buyer agrees to purchase the property in its current condition, with the seller making no repairs or improvements before closing. It does not remove a seller's legal duty to disclose known material defects that aren't easily seen during a normal inspection. In Miami and Orlando, a cash home buyer will make an as is offer based on the home's current condition, so you can skip repairs, cleaning, and showings entirely. See how this works on our How It Works page, or check which property types qualify on our What We Buy page.
An as is sale simply means the buyer is agreeing to purchase the home in its current condition, with no expectation that the seller will make repairs, upgrades, or cosmetic fixes before closing. This is common in Florida real estate contracts and is especially popular with sellers who own a property that needs work, was inherited, or simply isn't worth investing more money into before a sale. Selling as is doesn't mean you're hiding anything about the property. It means the price and terms already reflect the home's current condition, and the buyer isn't going to come back after inspection asking you to fix the roof, replace the air conditioning, or repaint every room.
Yes, and this is one of the most misunderstood parts of an as is sale. Under Florida law, following the widely recognized case Johnson v. Davis, a seller of residential property has a duty to disclose facts that materially affect the value of the property when those facts are known to the seller and not readily observable or known to the buyer. In other words, marking a contract "as is" changes who is responsible for repairs, but it generally does not eliminate your obligation to disclose known, hidden defects, such as a past sinkhole, unpermitted work, or a known roof leak that isn't visible during a walkthrough. Because real estate disclosure law can depend on the specific facts, it's a good idea to talk with a Florida real estate attorney about what you're required to disclose in your particular situation before you sign anything.
An as is sale tends to make the most sense for certain kinds of properties, including:
If any of these describe your situation, our Damaged or Distressed Homes and Unappealing Homes pages go into more detail on how those specific property conditions are handled in an as is cash sale.
Generally, no, and that's really the point of choosing an as is sale in the first place. Making repairs before a sale can cost thousands of dollars, take weeks or months to complete, and still not guarantee a higher offer, especially if a buyer's inspector finds something new once work has started. When you sell as is to a cash home buyer, the offer already accounts for the home's condition, so there's no reason to invest in a new roof, updated kitchen, or fresh paint before you sell. See our full list of property types and conditions we purchase on our What We Buy page.
This is a detail many sellers overlook. Florida's widely used "As Is Residential Contract for Sale and Purchase" still typically includes an inspection period during which a traditional buyer can walk away from the deal entirely, and receive their deposit back, even though the contract is labeled as is. In other words, an as is listing with a traditional buyer isn't a guarantee that the sale will actually close. It mainly changes who is responsible for paying for repairs if the buyer wants to move forward, not whether the buyer can still back out. This is one of the key differences between an as is listing with a real estate agent and an as is cash sale.
Many homeowners assume that listing a house "as is" with a real estate agent works the same way as selling to a cash home buyer, but there are important differences. A traditional as is listing still typically allows the buyer to complete a home inspection and, in many cases, still requires the buyer's mortgage lender to approve financing based on the home's condition and appraised value, which means the deal can still fall through over repair negotiations, a buyer withdrawal, or a low appraisal. When you sell as is to a real estate investor or property buyer instead, there's no lender involved, no financing contingency, and no risk of the sale collapsing because an appraisal came in low. Learn more about how this more direct process works on our How It Works page.
Not if you're selling to a cash home buyer. A traditional as is listing still usually involves the buyer's own inspection, since most buyers and their lenders want to understand what they're purchasing before finalizing financing. When you sell directly to a real estate investor, we typically evaluate the property ourselves as part of preparing your offer, so you're not required to pay for or schedule a separate inspection, and there's no risk of a buyer's inspector uncovering something that reopens price negotiations after you've already agreed on terms.
A fair as is cash offer is generally based on a combination of factors: the home's current condition, the cost of repairs or updates a buyer would need to make, comparable recent sales in your specific Miami or Orlando neighborhood, and current market conditions. Because an as is buyer is taking on the property in its existing condition, including the cost and risk of any needed repairs, the offer will typically reflect a discount compared to a fully renovated, move-in-ready home. In exchange, you avoid spending your own money and time on repairs, cleaning, staging, and showings before you ever get to closing.
Choosing an as is cash sale over a traditional listing comes with a few clear advantages for homeowners who value speed and certainty:
These are the same guarantees we make to every homeowner who sells to us, whether the property is in great shape or needs significant work.
A few misconceptions come up often enough that they're worth addressing directly. The first is that "as is" means you don't have to tell the buyer anything about the property. In fact, known material defects that aren't readily observable still generally need to be disclosed under Florida law. The second is that as is sales only happen with severely damaged or unlivable homes. In reality, many as is sellers simply own a perfectly livable home they don't want to spend time or money updating before selling. The third is that an as is offer will always be dramatically lower than a traditional sale price. A more accurate comparison should account for repair costs, months of carrying costs, and commissions you'd otherwise pay in a traditional sale. Understanding what as is actually means, and doesn't mean, helps you make a more informed decision about which path is right for your home.
Yes, and in practice, a large share of as is sales involve exactly these situations. A house facing foreclosure often needs work the owner can't afford to invest in before a sale, and an inherited property frequently sits vacant with deferred maintenance while heirs sort out probate. If either of these describes your situation, our guides on selling a house in foreclosure in Florida and selling an inherited house in Miami and Orlando walk through the specific timelines and legal steps involved, alongside the same as is approach described here.
If you've decided an as is sale is the right move, the process is simple. Contact us with a few details about your property and its condition, and we'll present a fair, no-obligation cash offer within 24 hours based on the home exactly as it stands today. You choose the closing date, and there are no repairs, no showings, and no commissions along the way. Review the full step-by-step process on our How It Works page, or learn more about our team and approach on our About Us page.
