Selling a Reno House That Needs Repairs

Should You Repair or Sell As-Is?

The Case for Listing (After Repairs)

Listing with a Realtor can sometimes maximize your sales price, but only if you have the budget, time, and patience to make repairs. Before your home even hits the market, you may face upfront costs for roof, HVAC, or foundation work — plus paint, landscaping, and staging. Once listed, you’ll need to deal with multiple showings, appraisal requirements, inspection negotiations, and the risk of buyers backing out due to financing. On top of that, holding costs like taxes, insurance, and utilities keep adding up while your property sits. If the Reno market is hot and repairs are straightforward, this path can work. But for many sellers, it’s a stressful and uncertain process.

The Case for Selling As-Is (Cash)

An as-is cash sale avoids the headaches of repairs, showings, and financing fallout. This option works best when timelines are tight, budgets are limited, or repairs are major and unpredictable. Instead of weeks or months of uncertainty, you trade some top-line price for speed, certainty, and flexibility usually selling fast in 30 days or less. You pick the closing date, avoid agent commissions and hidden fees, and walk away without lifting a hammer or dealing with endless contractor bids. For many homeowners in Reno, this path provides the cleanest, least stressful exit — especially if you’re handling the property from out of town or facing financial pressure.

How We Price an As-Is Cash Offer

Our approach is simple and transparent. We look at the property’s After Repair Value (ARV), subtract realistic repair and update costs, and factor in normal expenses for holding, reselling, and closing on the property. Finally, we account for a fair margin so we can take on the risk of buying as-is. The result is your cash offer: straightforward, fair, and designed to give you peace of mind without surprises.

Reno Market Realities for Fixers

Fixer demand in Reno is still strong, but buyer expectations have changed. Many “traditional” buyers want move-in ready homes — or they’ll push for steep discounts to cover repairs. Even when you find a willing buyer, their lender may not approve the purchase if the property doesn’t meet certain standards. FHA loans often flag issues like chipping paint, non-working HVAC systems, or older roofs. VA and Conventional loans can require repairs or re-inspections before funding. That means deals can stall or collapse if problems are uncovered late in the process.

If your house has big-ticket needs like a roof, HVAC, or foundation work, inspection re-trades and financing delays are common. Choosing an as-is cash buyer avoids those loan hurdles entirely, protects your timeline, and helps you close without surprise conditions or lender demands.

Common Loan Red Flags for Fixer Homes

• Chipping or peeling paint — FHA and VA loans often require repainting before closing.
• Old or damaged roofs — lenders may demand replacement or repairs if the roof is near end of life.
• Non-working HVAC or utilities — heating, plumbing, and electrical systems must be safe and functional.
• Foundation cracks or structural issues — can trigger costly inspections and funding delays.
• Safety hazards — broken railings, missing handrails, exposed wiring, or water damage can all cause problems.

When these issues show up on inspections, lenders may delay funding, require repairs, or deny the loan entirely. Working with an as-is cash buyer eliminates these hurdles and gives you certainty from the start.

Timelines: Repairs vs. As-Is Sale

Contractor scheduling alone can add weeks or months before your house is even ready to list. Once on the market, the process usually takes 30–90+ days with prep, showings, buyer offers, inspections, appraisals, and possible repair negotiations before you finally close and get your check making the entire process last 3-9 months or more. If financing falls through, the clock resets and you start over.

By contrast, as-is cash sales in Reno typically close in 7–21 days once the title is clear — and you choose the date. Whether you need to move quickly or prefer a little extra time, a cash buyer offers the flexibility to fit your schedule instead of the other way around.