Los Angeles seller guide
What Realtor Can Help Me Sell My House As-Is in Los Angeles?
Justin Borges of The Borges Real Estate Team at eXp Realty (DRE #01940318, (213) 262-5092) helps Los Angeles sellers compare a cash offer with an as-is listing price before they choose. The realtor you want will provide a condition-adjusted price range, a written net sheet alongside the cash offer, and the disclosure package before you list. That is the plan I offer sellers, with buyer inspections and applicable disclosures still part of an as-is sale.
A useful agent explains the evidence behind the price, the costs and the listing agreement before you commit. I have been licensed since October 2013, according to my California DRE license record checked June 12, 2026. Use the hiring questions below to compare the work each agent proposes.
The short answer
For a Los Angeles as-is sale, demand three things: a condition-adjusted price range supported by comparable sales, a written seller net sheet next to the cash offer, and a plan for the TDS, SPQ and agent visual inspection disclosure.
Compare your as-is options
Discuss your home’s condition and compare a potential listing with a cash offer.
What does an as-is listing agent do?
I start with the house as it stands: its condition, records, access and the seller's timing. Then I prepare a listing plan that describes the property accurately, reaches appropriate buyers and explains how offers will be compared. You decide which offer to accept and whether to agree to any later request.
For a Highland Park bungalow with an unpermitted conversion, I would distinguish the space you can document from the space buyers must investigate. A Pasadena house with deferred maintenance but usable systems calls for a different presentation. The agent should identify the actual issues, collect existing reports and coordinate access instead of treating every older house as a teardown.
Escrow carries out the agreed closing instructions and coordinates the documents and funds needed to close. I put the expected deductions on a net sheet so you can see the difference between the sale price and the proceeds available after the mortgage payoff and transaction costs.
As-is does not prevent an inspection (California Department of Real Estate, checked October 29, 2026). The California Department of Real Estate's reference book, checked October 29, 2026, describes a typical agreement that sells the property in its present condition while preserving the buyer's investigation rights. The signed contract and any changes control the transaction described in that DRE guidance.
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How should an agent price a house in its current condition?
I compare recent nearby sales with the property you are actually selling. Look at location, lot, permitted space, condition and terms, then ask the agent to explain each material adjustment. A renovated comp is a reference point, not an as-is valuation on its own. Include sales with similar deferred maintenance when available.
For a Northeast Los Angeles hillside home, I would look closely at access, drainage and evidence of movement. In the San Fernando Valley, a garage conversion or accessory dwelling unit can influence buyer interest, but documented permits should be distinguished from assumptions. A specialist's written scope and quote can clarify an uncertain condition.
Read the comp analysis in two steps: first identify the sales most similar to your property, then examine how the agent accounts for the differences. Ask whether a price adjustment is supported by a sale, a quote or the agent's judgment. If the only support for a high asking price is a fully renovated home, the range needs more explanation.
I also discuss when we will review showing feedback and what evidence might warrant a price change. The California Department of Real Estate reference book, checked October 29, 2026, identifies unpermitted additions and drainage or soil problems among the matters the disclosure process can surface (California Department of Real Estate, checked October 29, 2026).
Understand your home’s value
Get a condition-adjusted estimate and talk through your options.
Should you inspect before listing as-is?
A pre-listing inspection can answer a specific question before buyers submit offers. You pay for the report, and it can reveal material information that needs to be shared. I would choose the inspection based on the issue, such as drainage or a suspected structural problem, rather than order a report without a purpose.
You can also let buyers conduct their own investigations. Gather invoices, permits, insurance claim information, warranties and prior reports either way. Tell me what you know about recurring water intrusion or an addition, and do not guess at a cause or claim a repair solved a problem without evidence.
An inspection is a tool for understanding the property, not a promise that a buyer will accept every condition. The California Department of Real Estate reference book, checked October 29, 2026, describes a typical as-is agreement that preserves the buyer's right to inspect and investigate (California Department of Real Estate, checked October 29, 2026).
What disclosures does an as-is seller still need?
As-is does not remove California disclosure duties (CA Civil Code section 1102.1, checked October 29, 2026). When the Transfer Disclosure Statement (TDS) requirement applies, it cannot be waived because the sale is as-is; material facts affecting value or desirability must still be disclosed. Some transfers are exempt from the TDS, but an exemption does not automatically remove other disclosure duties (CA Civil Code section 1102.1, checked October 29, 2026).
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I organize the disclosure package early. You complete the TDS from your knowledge and provide reports you have. The Seller Property Questionnaire (SPQ), when used, provides more detail about the property's history. Explain what you know and what you do not know; the agent cannot supply personal knowledge only you have.
The agent visual inspection disclosure (AVID) records the agent's observations (CA Civil Code section 2079, checked October 29, 2026). For covered residential property, Civil Code section 2079, checked October 29, 2026, requires a reasonably competent and diligent visual inspection and disclosure of material facts it would reveal. It is not a specialist inspection and does not include inaccessible areas.
For a City of Los Angeles home, the residential property report is separate from the statewide forms. Compare its property records with what you know about additions; a report does not replace disclosure of a known problem. The Los Angeles Department of Building and Safety, checked October 29, 2026, describes the report and its delivery requirement.
Keep a record of delivery. If a required disclosure is delivered after the buyer signs the offer, California Civil Code section 1102.3, checked October 29, 2026, gives the buyer a right to terminate in writing within 3 days after personal delivery or 5 days after delivery by mail or electronically.
Plan your as-is sale
Discuss your records and the next steps for your property.
How should your agent compare buyers?
I review the identity of the buyer, proof of funds or financing, contingencies, possession and the proposed closing date. An assignment clause may allow the original buyer to transfer its contract interest; check whether consent is required, who intends to take title and who remains responsible. For the broader cash-versus-listing decision, see our cash offer or as-is listing guide. The California Department of Real Estate reference book, checked October 29, 2026, describes a typical as-is purchase agreement that preserves the buyer's right to investigate.
What should a seller net sheet show?
For a Los Angeles seller, I put a written cash offer beside a condition-adjusted listing estimate using the same payoff and possession assumptions. The net sheet starts with price, subtracts the mortgage payoff, negotiated compensation, credits and applicable closing charges, and shows the estimated proceeds. The cash offer may also have fees or deductions; list each item in dollars and identify unconfirmed estimates.
Illustrative example, not a market claim: Assume a cash offer of $250,000, no mortgage payoff and no seller deductions, leaving $250,000. Assume an as-is listing sale at $500,000, no mortgage payoff and $250,000 in seller deductions, also leaving $250,000. These are arithmetic assumptions dated October 29, 2026, not quotes or typical costs. The lower headline produces the same net in this example; actual offers, deductions and carrying costs can change the result.
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What does it cost to list? It depends on the negotiated compensation, concessions, inspections and closing charges in your transaction. Request written estimates for each rather than assuming a standard total. NAR's home seller guidance, checked October 29, 2026, says compensation is negotiable.
How fast can cash close? The date depends on the written offer, title work, contingencies and possession. Compare the proposed days to close and extension rights with the listing timeline, and include the cost of carrying the home during any extra time. For the decision between routes, use the cash offer or as-is listing guide; DRE's reference book, checked October 29, 2026, describes the buyer's investigation rights in a typical as-is agreement.
Compare your estimated proceeds
Talk through a cash offer and an as-is listing side by side.
What should you ask before hiring an as-is agent?
Interview an agent about your property and ask to see the work product, not just a promised price. I would bring a comp analysis, proposed marketing plan and sample net sheet to that discussion. Compare what each agent will do if a buyer requests a credit or an appraisal creates a financing issue.
- Which nearby sales reflect my home's condition, and what adjustments did you make?
- How will you reach cash buyers and buyers who need financing?
- What records or inspections would answer the important questions about this home?
- How will you organize the TDS, SPQ and your visual inspection disclosure?
- How will you compare funds, contingencies, assignment language and closing dates?
- What compensation, concessions and other costs will appear on my net sheet?
- Who communicates with me, how often, and how will we review showing feedback?
Read the listing agreement before signing. Identify its start and expiration dates, the services and compensation it covers, whether cancellation is allowed and on what terms, and any obligations that continue after it ends. Ask for unclear terms to be explained in writing so you know what you are agreeing to.
A repair request is a negotiation: review the contract and decide whether to accept, counter or decline. A low appraisal alone does not give the seller a right to cancel; review the appraisal contingency and the buyer's proposed solution. The California Department of Real Estate reference book, checked October 29, 2026, describes a typical agreement's buyer investigation rights.
Want a second opinion on your next step? Talk to Justin about your sale
Frequently asked questions
Can I sell a Los Angeles house without making repairs?
You can offer your home in its present condition and decide whether to agree to a buyer request. Applicable statutory responsibilities and disclosure duties remain, and a lender may require repairs for a financed purchase.
Does an as-is listing prevent a buyer from requesting a credit?
No. A buyer can ask for a credit or a price adjustment after investigating, subject to the agreement. You can consider the request, negotiate, or decline it. A credit can also be subject to lender limits and does not erase the seller's duty to disclose known material facts.
How can I tell whether a cash offer is real?
I review the written offer, buyer identity, evidence of funds, contingencies, assignment language and proposed closing date. Escrow and title still complete their work.
Curious what your home would sell for today? Get your home value
Can I list an inherited house in its current condition?
An inherited Los Angeles property can be marketed in its current condition, but the person signing must have authority to sell. Probate, trust and title requirements vary. Some transfers have a TDS exemption, while other disclosure obligations can remain. Ask the estate attorney and title company to review your authority and required documents.
Will an unpermitted addition stop a sale?
An unpermitted addition does not automatically stop every sale, but it can affect value, financing and buyer interest. Tell your agent what you know and provide available records. The buyer, lender and applicable local authorities may evaluate the space differently. Avoid representing the addition as permitted unless the records support that statement.
Who pays the agent when a house is sold as-is?
Compensation is negotiable and depends on the agreements the parties sign ( NAR, checked October 29, 2026 ). Ask for the listing terms in writing and include any agreed compensation or buyer concessions in your estimated proceeds. Compare the complete net sheet with a cash offer, including any fees and deductions in that offer.
Choose your selling path
Talk through the offers, costs and timing that matter for your property.
About the author
Justin Borges
REALTOR® | CA DRE #01940318
Justin writes LA Metro Home Finder’s guides to 30+ communities across the San Gabriel Valley, Northeast LA, and greater Los Angeles, and has closed $200M+ in career sales with a 106% average list-to-sale ratio.
Justin has held an active California DRE salesperson license since October 2013. View Justin’s author profile.
This guide is educational and is not legal, tax, title, lending, or insurance advice. Contract forms, statutes, and lender rules change. Confirm the terms that apply to your sale with your escrow officer, title officer, lender, or a California real estate attorney.
