Selling a house here in Colorado often leads to a single, high-stakes question: how much do you lose selling a house as is? Beyond the immediate price tag, it is about calculating exactly how much equity you are actually leaving on the table.
In early 2026, the real estate market has shifted into a balanced phase. With the median home price across the state sitting around $592,300, every percentage point matters to as is sellers trying to protect their bottom line.
Plenty of folks choose selling as is to dodge the contractor headaches or avoid the stress of a renovation, but there is usually a catch. On average, properties sold as is fetch a lower sale price, often between 5% and 25% less than their fully dialed-in counterparts. The real trick for a local homeowner is figuring out if that convenience fee is worth the hit to your wallet compared to the fair market value of a renovated home.
The As-Is Contract vs. Your Duty to Disclose
An as is sale hands over the house as is, exactly as it stands. In Colorado, the standard Real Estate Commission (CREC) Contract actually defaults to an as is condition. However, including an as is clause or writing “as is” in your MLS description sends a specific signal to prospective buyers that you know there are issues and you are not fixing them.
Even with an as is sale, you cannot keep secrets about the home’s history. State law is strict about the seller’s disclosure form (SPD). You must disclose any “adverse material facts” you actually know about. Transparency actually protects your bank account in the long run because it prevents fraud claims or lawsuits after you have already handed over the keys for an as is property.
Key Factors Influencing the Price Reduction
Several regional market conditions weigh heavily on your final sale price. Colorado buyers are currently payment-sensitive and very disciplined about repair costs.
- Location and Demand: A scruffy house in high demand neighborhoods like Wash Park or Old Town Fort Collins will always see more competition than as is homes in a rural mountain community where contractors are scarce. Local market demand remains the biggest variable in determining your as is value.
- The Scope of Repairs: High altitude and expansive soils create specific Colorado headaches. Potential buyers do not just look at the cost of major repairs like a roof or foundation; they add a risk premium for the time they will spend dealing with city permits and labor shortages.
- Market Dynamics: Right now, inventory in spots like Colorado Springs and Aurora has spiked significantly. In a buyer’s market, they are less likely to overlook flaws unless the price is much lower. Conversely, in a seller’s market, you have more leverage to sell quickly.
- Type of Buyer: You are typically choosing between traditional buyers (DIYers) and professional house flippers. Real estate investors want a “Colorado Margin,” which usually means they subtract necessary repairs plus a 15% to 20% profit margin.
Estimating Your Potential Loss: A Step-By-Step Approach
To be an expert in your own selling process, you have to run the numbers like an appraiser. Here is how to calculate the lose selling gap before you list:
- Determine Your ARV: Look at closed sales from the last 90 days for move in ready homes. This after repair value is your pricing ceiling.
- Itemize Local Repair Costs: In 2026, an asphalt roof replacement averages $13,000 to $22,000. Weighing repair costs against your expected sale price helps you decide if home improvements are worth the investment.
- Factor in Holding Costs: If you spend four months on minor improvements, you are still paying property taxes and insurance. Subtract these from your repaired profit.
- Compare Net Proceeds: Lay Option A (selling a house as is) next to Option B (fixing and selling later). Often, the gap is smaller than you think once you factor in your time and closing costs.
When Selling As-Is Makes the Most Sense
For many Colorado sellers, accepting a lower price is a strategic trade for a fresh start. This path makes the most sense in a few specific local scenarios.
If you are dealing with financial constraints, as is home sales prevent you from taking on a high-interest renovation loan that could eat your remaining equity. It is also the primary choice for speed and relocation. If you need to be gone before the next big spring blizzard, a fast as is sale to cash buyers is hard to beat.
We also see this heavily with inherited properties or divorces. When multiple parties are involved, “just sell it and split the check” is often the only way to keep the peace. Lastly, if the home has structural issues that would cost more to fix than the market value they add, it is almost always better to let a professional handle the heavy lifting.
The Challenges: Potential Drawbacks
While convenient, as is sales in our current local market do come with hurdles that can frustrate an unprepared seller.
- A Smaller Buyer Pool: Most buyers want a move in ready house. By listing as is, you are disqualifying a large chunk of the market, which leads to a smaller buyer pool and longer days on market.
- Financing Hurdles: If your home has safety and soundness issues, it might not qualify for FHA or VA loans. This can limit you to real estate investors or cash-only buyers who will expect a steeper discount.
- The Death by 1,000 Price Cuts: Early this year, we are seeing a disconnect where sellers list as is but price too close to fair market value. This leads to multiple small price drops that make the listing look stale to savvy prospective buyers.
Strategies to Keep More Cash
You can still protect your bottom line even in an as is sale. High-impact tweaks, such as mowing the lawn and a deep interior clean, make all the difference in how buyers perceive the home’s condition.
- The Pre-Listing Inspection: Spend $500 to get an inspection done. Give it to every buyer who walks in. When there are no surprises, they do not lowball you quite as hard.
- Focus on the Bones: When you market the property, talk about the proximity to the Light Rail or the mountain views instead of dwelling on the dated kitchen to attract buyers.
Frequently Asked Questions
Do I have to fix a failed radon test?
In an as is sale, no. But because Colorado has high radon levels, almost every buyer will ask for a credit. It is best to just expect this will affect your final sale price.
Will a bank even finance my house as is?
If it is just ugly, yes. If it is unlivable, most traditional lenders will say no. You will likely be looking for a cash buyer or someone with a specific fixer-upper loan.
Is it better to sell to a “We Buy Houses” company?
These real estate companies are incredibly fast, but they are usually the most expensive way to sell. You will likely lose selling a house to them more than you would by listing it as is on the open market with a real estate agent.