Selling a House ‘As Is’ in Louisiana

Selling a house “as is” in Louisiana? Whether you’ve got a fixer-upper or recently inherited a relative’s home, sometimes you may just want to skip repairs, get a fair cash offer for your property, and move on.

However, it’s important to note that selling a house “as is” usually means accepting a lower offer than if you sold on the traditional market.

Let’s take a closer look at how to sell a house in Louisiana, your options for getting a cash offer, and what you can expect from the process. If you’re selling a house “as is” in Lousiana, we’ve got you covered.

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

Median sales price in Louisiana
$235,000

Average days on market (DOM) for Louisiana
72

Disclosures
Louisiana law requires sellers to disclose material facts about the property through the Residential Property Disclosure Form and the Lead-Based Paint Disclosure Form

MLS has a field to mark a listing “as is”?
No

Is a real estate attorney required?
Real estate attorneys are not considered essential for closing in the state of Louisiana

Real estate transfer taxes?
None, though there is an Estate Transfer Tax on certain inheritances

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. When selling a house “as is,” the seller chooses not to entertain buyer requests to complete repairs or provide credit for any fixes.

An as-is sale may also indicate that the functionality and longevity of specific home components, such as the water heater or the roof, are in less than perfect condition and may need considerable repair.

When selling a house “as is,” the general condition of the property 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Homes sold “as is” often need repairs or might just be outdated cosmetically. You typically won’t label a home in pristine, move-in-ready condition as an “as is” sale.

However, “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. As such, it could be a great way to sell your property quickly. 

What problems do you have to disclose in Louisiana?

Selling a house “as is” in Louisiana doesn’t mean sweeping known problems about the house under the rug.

Before listing your home, you will need to fill out the Louisiana Residential Property Disclosure so that potential buyers are aware of what they are getting into.

According to the document, “a seller of residential real property shall furnish buyers with a Property Disclosure Document.”

The form will walk you through documenting what you know about “known defects” in the home.

No matter what method you choose to sell your home, you must make these disclosures to the best of your ability.

However, Louisiana does allow certain exceptions for sellers who haven’t lived in the property or on transfers of residential real property to a spouse or a blood relative, but if you don’t meet these exemptions, it’s important to be thorough and honest. Knowingly leaving out information about the property’s condition could cost you more money in the long run.

Review your options to sell ‘as is’ in Louisiana

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 can provide simple presentation tips to improve marketing, help to set an appropriate price that reflects the home’s condition, and work to find a buyer who is willing and eager to buy your property in its current condition.

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 it on the open market, where it may be challenging to get an offer from a limited buyer pool.

We Buy Houses operations buy “as is” properties at a discounted rate compared to a traditional market sale and  will generally seek out homes in need of significant repairs. These companies can help sellers cash out quickly, and many will cover a seller’s closing costs. 

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, but 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 repairs and may also have a strong investor network.

Consider a pre-listing inspection

A pre-listing home inspection is the same as a standard on, except that the seller pays for it before listing their home on the market. 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 deductions to the price based on their own inspection, you may be able to point to how 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 Louisiana hit $235,000 in January 2024, a 2.2% increase over the year prior.

“I often remind the seller that in order to maximize the property’s market value and their potential profit, present the property in terms of what a prospective buyer would reasonably expect even at a discounted price,” says Joyce C. Jeffrey, a top-selling Louisiana agent.

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 described condition. Input your address, and we’ll provide you with a preliminary home value estimate in under two minutes.

Do light preparations

Even for as-is home listings in Louisiana, Jeffrey typically recommends sellers complete some of the following upgrades to the property:

Improve curb appeal: Pressure washing or sprucing up the yard can go a long way in making a great first impression.
Wash windows: Dirty screens or windows can make the home look old and worn. Keeping them clean and allowing light to flow through is a subtle way to improve the property’s overall look.
Professional floor cleaning: Don’t skimp on cleaning the carpet or hardwood. Hire professionals to give the property’s floor a deep scrubbing. This will also help alleviate any older pet odors or stains.
Add a flower bed: Improving the home’s lawn with some simple gardening can add some much-needed color and entice prospective buyers.

“Failure to make reasonable adjustments to the property such as a freshly painted front door, spruced up landscaping, cleanliness, and general repairs can cause the property to languish on the market and possibly drive down the sales price,” says Jeffery.

Photograph to show potential

Your home listing warrants professional photography no matter what type of condition the property is in. 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 necessary 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 Louisiana 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 best features of the home,

Understand 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 the best defenses you can have is an agent who takes a hard stance to prevent a deal from going south for the seller.

Be aware of 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/or ability of a lender to finance a buyer’s loan.

Before properties can be financed, their value and condition is 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

On occasion, conventional lenders may even 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 as well as the time it takes to close on the buyer’s loan, creating a faster and clearer path to settlement.

Pros of listing a home ‘as is’: 

Save time and money on prepwork
Possibility of reducing negotiations from the inspection
Solution for out-of-state owners and inherited homes

Cons of listing a home ‘as is’:

Limited buyer pool
Expect lower offers
Negotiations and repairs aren’t always off the table