Selling a House ‘As Is’ in New Mexico - What's Happening in Real Estate

Looking to sell a house “as is” in New Mexico? Whether you’ve got a fixer-upper or recently inherited a relative’s home, sometimes the goal is to skip repairs, get a fair offer, and move on.

James Shive, a New Mexico agent with over 15 years of experience, says that homes sold “as-is” are primarily older homes that the owner can’t afford to repair or update.

However, selling a house “as is” usually means accepting a lower offer, and it doesn’t always prevent buyers from trying to negotiate savings. Let’s take a closer look at how to sell a house in New Mexico, your options for getting an offer, and what to expect from the process.

Fast facts about selling a house ‘as is’ in New Mexico

Median sales price in New Mexico	$356,453
Average days on market (DOM) for New Mexico	53
Disclosures	New Mexico law requires sellers to disclose material facts about the property through the Adverse Material Facts Diclosure Statement (2023 Nov)
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 New Mexico.
Real estate transfer taxes?	New Mexico does not have a transer tax.

What is ‘as is’ condition in real estate?

“As is” is a type of home sale in which it’s understood that no improvements will be made to the property. When selling a house “as is,” the seller chooses not to entertain buyers’ requests to complete repairs or provide a credit for fixes.

An as-is sale may also indicate that the functionality and longevity of certain components of the home, such as a stove on its last legs or an older roof, is not guaranteed.

When selling a house “as is,” the general condition of the property should already be accounted for in the purchase price of the home to the best of the seller’s knowledge.

Shive says that because of how New Mexico handles real estate transactions, “as-is” transactions take on a different tone in New Mexico.

“We don’t actually use the phrase “as-is,” but what we have to put in our system is that the house is being sold with the owner unable to make any repairs,” he says.

So, when the person purchases it, that means they’re going to come in, look at it, and think whether it’s overpriced. They’re going to do an inspection, and then when they see things that are broken, they’re going to ask for a lower price,” he adds.

Which types of homes are sold ‘as is’?

Homes sold “as is” often need some work or may be cosmetically outdated. It’s not a label you’re likely to put on a listing in pristine, move-in-ready condition.

“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.

What problems do you have to disclose in New Mexico?

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

A good time to fill out Adverse Material Facts Diclosure Statement (2023 Nov) is prior to listing your home or requesting an offer so that you know it’s taken care of.

According to the document, the “seller is required to disclose all Adverse Material Facts relating to the Property about which Seller has actual knowledge, including defects which the Buyer could determine through their own due diligence. Failure to comply with this requirement could expose Seller to claims of breach of contract, misrepresentation and/or fraud.”

The form will walk you through documenting what you know about access, appliances, basements and/or subterrain construction, and building structural/foundation.

You’ll also be prompted to fill out information about the following:

Domestic water supply
Wiring
Flooding
Hazardous, Environmental, and Toxic (Asbestos, Landfill or Waste Dump, Mold, etc.)
Heating and/or Cooling Systems
Insurance Claims
Irrigation Rights and Systems
Nosie, odors, and/or pollution
Pest or animal infestation and/or damage
Plumbing
Renewable Energy
Roofs, gutters, downspouts, parapets, skylights/solar tubes
Sewer and/or septic systems

No matter what method you choose to sell your home, it’s required to make these disclosures to the best of your ability.

Shive also adds some more perspective on property disclosures in New Mexico.

“In our purchase agreement, we have a paragraph that states: ‘the property is being sold in its current condition including but not limited to nature location suitability, future value location of sewer lines, utilities, et cetera,’” he says.

“We’re telling you it would be like any place you’re buying a house, including square feet. It’s up to you to confirm as a buyer. Are any of these things going to be an issue for you when you purchase the house?” Shive continues.

“If you’re a realtor, if you know a problem, you have to disclose it through your seller or buyer or both. You know, depending on which end of the deal you’re handling.”

Review your options to sell ‘as is’ in New Mexico

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 the process of listing and selling a home “as is.” An agent gives simple presentation tips to improve marketing, helps to set an appropriate price that reflects the home’s condition, and works to find a buyer willing and eager to buy your home in its current state.

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, where it may be difficult to get an offer from a limited buyer pool.

We Buy Houses operations buy “as is” at a discounted rate and 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 even more so 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 a little TLC and maybe has a strong network of investor connections.
Consider a pre-listing inspection

A pre-listing home inspection is the same as a standard home inspection 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 value of the home 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 New Mexico hit $356,453 in December 2024, a 15.5% increase over the year prior.

“Price it accordingly so that investors or those who are interested in the property can come in and purchase at the price that the seller feels is appropriate,” Shive says.

“The buyers can then make the repairs and either own the property, live in it, sell it again, or use it as a rental property,” he adds.

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 ever-so-light preparations

Even for as-is home listings in New Mexico, Shive typically recommends sellers do a pre-listing inspection.

Light preparations like making sure the home and yard are clean and uncluttered are also important, as they help give the home a better first impression.

Photograph to show potential

Your home listing warrants professional photography regardless of its condition. 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 important 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 New Mexico 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

Steps to sell directly to a cash buyer

Now that we’ve covered the general process of listing a home “as is,” let’s discuss the alternative of working with an investor. While the process varies from business to business, the steps to selling your home to a house-buying company typically go something like this:

1. Decision: A homeowner decides a traditional listing isn’t for them. Perhaps their house needs a lot of work, or they do not want to host any showings or open houses. They’re concerned about finding a buyer willing to purchase their home “as is” in its current state.

2. Contact: A seller contacts a company that buys homes in their area and provides some basic information about their home.

3. Preliminary offer: At this stage, some house-buying companies will provide a preliminary offer that is subject to change after a house assessment.

4. Assessment: The company schedules a walkthrough of the property to evaluate its condition, usually within 24 to 48 hours.

5. Firm offer: The company makes a firm offer (usually within 24 hours, sometimes on-site after the walkthrough) which you can accept or decline. Most of these companies will not negotiate on price, so the offer is a take-it-or-leave-it scenario.

6. Closing: If you accept the offer, you and the company will each sign the contract, and closing will begin. Some companies offer a large deposit or moving cost assistance, and a few may even pay for the home upfront.

7. Payment: The seller receives payment quickly, typically within seven days to a few weeks. This can vary by company, and sellers who work with a house-buying company often enjoy flexibility in selecting a move-out date that works for them.

If you aren’t sure where to get a cash offer, consider Simple Sale, a solution from HomeLight. With Simple Sale, you tell us a bit about your home, such as whether it’s a single-family or condo and how much work it needs. From there, we’ll provide you with a full cash offer to buy your home in as little as a week.

Skip repairs

No need to call the roof inspector or drain your savings to replace the HVAC. HomeLight will provide an offer for homes in almost any condition.

Sell when it’s convenient

Want to get out right away? Or need a little more time to pack? Either way, we’re flexible. Pick a move date that works for your schedule within 30 days of closing.

Close with certainty

Cash buyers don’t need a lender’s involvement to purchase a home, meaning they can move nimbly and quickly compared to someone who needs financing. With Simple Sale, you can close in as little as 10 days, compared to the 30-60 days or longer it typically takes to close with a financed buyer.

Curious to know more about the Simple Sale experience? Hear it firsthand from one of our valued clients in the video below.

Additional We Buy Houses companies in New Mexico

Below we’ve compiled a list of some of the leading companies that purchase homes “as is” for cash in New Mexico and information about each.

Tags: Real Estate News Beat