Sell your house as is for cash. No repairs. No cleanout.
One written offer within 24 hours, with the math laid out. Close in as little as 14 days on the date you pick, and leave everything else to us.
You can sell your house as is for cash with no repairs, no cleanout, no showings and no commissions. Expert Cash Buyers, based in Fort Collins, buys any condition across Northern Colorado and the Denver metro, as long as the numbers work for both of us: a written offer within 24 hours, math shown, seller closing costs covered, and a closing on your date in as little as 14 days.
What as-is means when we are the buyer
As-is means the house changes hands in the condition it’s in when we put it under contract, and the contract says so in writing. Not the condition it would be in after a contractor, a dumpster and a weekend of painting. We price the work into our offer and we do the work after closing. You don’t lift a paintbrush, and you don’t pay anyone else to.
It also means our offer is written after we price the condition. When a listed sale goes under contract, the buyer’s inspector walks the house and a repair list comes back: the furnace, the sewer line, the roof, the deck. Sellers either fix it, credit it or lose the buyer. Our offer already assumes the furnace is old and the roof is tired. Like most purchase contracts, ours still includes an inspection period.
And it means the cleanout is ours. Take what you want, whether that’s a box of photographs or the good couch, and leave the rest where it sits. Basements full of decades of belongings, a garage nobody has parked in for years, a kitchen left exactly as it was: we buy houses in Northern Colorado and the Denver metro in exactly that state, and we close them at a local title company like any other sale.
What you skip when you sell as is for cash
- No repair list. We buy the roof, the foundation, the plumbing and the electrical as they are. No contractor bids, no permits pulled on your dime, no half-finished projects to finish.
- No cleanout. Leave the furniture, the boxes, the appliances and whatever is in the shed. We handle disposal and donation after closing.
- No showings or signs. Nobody walks through your house on a Saturday. No lockbox, no yard sign, no photographs of your rooms online.
- No commissions or fees. There’s no agent on our side and no fee for working with us, and no commission or fee ever comes off the offer. Your own mortgage payoff, liens, prorated taxes and HOA balance still settle at closing, as in any sale, so compare nets on a settlement statement, not the offer against a list price.
- Seller closing costs covered. Title, recording and the seller’s share of settlement charges are on us. Your proceeds are the offer minus your mortgage payoff, any other liens, your prorated share of the year’s property taxes (Colorado taxes are paid in arrears, so there’s almost always a tax debit), any HOA balance and final utility bills, and the title company shows you every line before you sign.
- A closing date you choose. As little as 14 days when you need speed and title is clean. Weeks out when you need time to pack. You pick the date and we write it into the contract; it moves only if the title company can’t get a payoff, a lien release or an HOA status letter (which an association has up to fourteen days to produce) in time, and we tell you the moment we see that coming.
How does an as-is cash sale work in Colorado?
It starts with a short conversation. You tell us the address and a little about the house and the situation, by form or by phone, and you talk to Amy or Jenny, not a call center. We look at the property, sometimes in person and sometimes from what you send us, and within 24 hours you have one written, no-obligation cash offer. We walk you through the after-repair value we used, the repairs we priced, our costs and our margin, so you can see how the number was reached instead of guessing.
If you say yes, we open title at a reputable local title company and you pick the closing date. Expect to fill out Colorado’s Seller’s Property Disclosure to your actual knowledge; the state’s standard purchase contract calls for it, and separately requires you to tell the buyer in writing about any adverse material fact you actually know (Contract to Buy and Sell, sections 10.1 and 10.2). Selling as-is to a cash buyer removes the repair list, not that duty, and the form doesn’t shield you; an honest form does. The statutory disclosures also still apply: lead paint for a house built before 1978 (a federal rule, with the buyer’s ten day testing window unless waived in writing), known methamphetamine lab use, radon information, the drinking water source, and the special taxing district and HOA notices. None of it changes the fact that we buy the house in its current condition. The title company collects payoff figures and pays the mortgage and any liens out of the proceeds at closing (a lien that exceeds the proceeds or is disputed has to be settled before title can transfer), you sign, and the funds are wired to you. There’s no appraisal contingency because there’s no lender, and no financing that can fall through the week before closing.
If you say no, that’s the end of it. Many sellers take our offer and set it beside a listing estimate, and we encourage that. When listing with an agent would clearly net you more after repairs, commissions and months of carrying the house, we’ll tell you so.
Read more: Get a Cash Offer for My House: What You Receive in 24 Hours →
How much will I lose if I sell my house as-is?
Honest answer: a cash offer on an as-is house is below what the same house would fetch fully repaired and listed. That gap is the repairs, the holding costs while the work is done, the cost of reselling and our margin for carrying the risk. We walk you through each of those so you can judge whether the gap is fair, and we’d rather show you the math than ask you to trust us.
The question worth asking isn’t what you lose against a repaired retail price. It’s what you net against the realistic alternative. A listed as-is house in Colorado still sells at a discount, because retail buyers price in the same repairs we do, and it usually also carries a listing commission (buyer’s agent pay is negotiated separately since 2024), the seller’s share of closing costs, whatever inspection credits you agree to, the months of mortgage, taxes, insurance and utilities while it sits, and the risk of a financed buyer walking away at the last minute. Ask an agent for a written net sheet with the terms you’d actually sign; when you subtract those from the listed price, the two paths are often closer than the headline numbers suggest. Sometimes the listing still wins. When it does, we say so.
Our offer math page walks through how after-repair value, repairs, costs and margin turn into a cash offer.
Read more: How Much Do Cash Buyers Pay for Houses? Our Offer Math, Shown →
When is listing the better move?
If the house is clean, updated and in a neighborhood where buyers are competing, you should probably list it. A retail buyer with a mortgage will pay more for a move-in-ready house than any cash buyer can, because they’re paying for a home to live in and we’re paying for a project to finish. You’ll give up a commission and some time, and you’ll likely come out ahead anyway.
Listing also makes sense when you have no deadline and the money to carry the house comfortably: a mortgage you can keep paying, savings for the repairs the inspector will ask for, and the patience for showings, price adjustments and a closing that might slip. Time is the thing a listing costs most, and for some sellers time is cheap.
A cash sale earns its place when time, money or condition is the problem. A house that won’t pass a lender’s appraisal in its current state. A closing that has to land before a foreclosure sale date, a move, or a court deadline. (If you’re behind on the mortgage or a foreclosure has started, Colorado gives you specific protections when you sell to an investor; talk to a HUD-approved housing counselor before you sign anything with anyone.) A house two hours away that you can’t keep driving to. A fixer upper house you inherited and simply don’t want to fix. In those situations, the certainty of a closing on a fixed date is worth more than the last dollar of price, and that’s the trade we’re honest about.
Read more: Sell My House for Cash: A Written Offer, Math Shown →
What condition is too far gone?
No condition on this list stops us from writing an offer, though every house is priced on its own walk-through. Fire damage with the insurance claim still open (the claim doesn’t move to us automatically; the insurer and, if there’s a loan, the lender have to be sorted out in writing before closing). Foundation movement from the expansive clay soil common along the Front Range, with the doors that no longer latch and the stair-step cracks in the brick. A house red tagged by the city after a code inspection. A basement finished without permits. A roof with hail damage from two seasons ago and a tarp where the shingles were. Water damage from a pipe that froze while the house sat empty. We price each of those into the offer.
Condition also includes what’s inside. A house full of years of belongings, a workshop packed to the rafters, a property where the last tenant left everything behind. Take what matters to you and leave the rest. Our crew handles it after closing, and nothing about the volume of stuff changes the timeline.
Our as-is hub covers each condition in more depth, including what to expect from insurance, permits and city notices before you sell, and when a repair is worth making first.
Read more: Sell My House As Is Fast: Any Condition, No Repairs, Colorado →
Sell as is for cash to us or list after repairs.
Sell as is for cash to us
- Repairs None. We price them and do them after closing.
- Cleanout None. Take what you want, leave the rest.
- Showings None. One visit from us.
- Commission None. No agent, no fee.
- Seller closing costs Covered by us at the title company.
- Inspection The contract includes an inspection period, as most do.
- Financing risk None. Cash, no lender, no appraisal.
- Closing date Your choice, as little as 14 days.
- Price Below repaired retail. We walk you through the gap.
List after repairs
- Repairs Paid up front by you, before photos and showings.
- Cleanout Done by you, before the house goes live.
- Showings Ongoing until a contract is accepted.
- Commission Negotiated with your agent, paid from your proceeds at closing.
- Seller closing costs Paid from your proceeds at closing.
- Inspection Common. Repair requests or credits after contract.
- Financing risk Real. Appraisal and loan approval can delay or end the deal.
- Closing date Negotiated in the contract, usually weeks out for the buyer’s loan approval; appraisal or loan problems can push it.
- Price Highest gross, if the house is ready and the market cooperates.
How we build the number.
Based on recent sales of comparable repaired houses nearby. We walk you through how we got it.
Roof, systems, foundation, interior, cleanout. Ask about any part of it.
What it costs us to own the house during the work and to sell it afterward.
We’re a business, and we’re happy to talk through our margin.
No fees or commissions come off it. Seller closing costs are covered. Your net is this number minus your payoff, any liens, prorated taxes, any HOA balance, final utility bills and, if you live outside Colorado, the state’s 2% nonresident withholding (with exemptions), all as shown on the settlement statement.
Three clear steps, and nothing to surprise you.
Tell us about the house as it is
Two minutes by form or phone. The address, what’s wrong with it, what’s still inside, and when you’d like to be done. You speak with Amy or Jenny. No photos are required, and you don’t tidy up before we come.
Get one written offer with the math shown
Within 24 hours you have a no-obligation cash offer, and we walk you through the after-repair value, the repairs we priced, our costs and our margin. Compare it with a listing estimate. If listing would clearly net you more, we tell you.
Pick your date and leave the rest
Say yes, choose a closing date, and sign at a local title company. Seller closing costs are covered. Take what you want from the house and leave everything else. We handle repairs and cleanout after the keys change hands.
Questions homeowners ask us.
What is the best company to sell your house to for cash?
There’s no single right answer, but there’s a right way to choose. Look for a buyer who gives you a written offer with the math visible, closes at a local title company you can call, tells you plainly who will close and when, has reviews you can verify, and answers the phone themselves. Be cautious of anyone who pressures you to sign the day they visit or changes the number after inspection without a written reason. Compare more than one offer. We’d rather earn the sale than rush it.
How much will I lose if I sell my house as-is?
You give up the difference between our offer and what the house would bring fully repaired and listed. That difference is the repairs, holding and resale costs, and our margin, and we walk you through each one. Against a listed as-is sale, the gap narrows: retail buyers discount for the same repairs, and a listing usually adds a commission, closing costs, inspection credits and carrying costs. Our offer math page shows the full breakdown so you can compare nets, not headlines.
How to avoid paying capital gains tax on selling a house?
Tax is a question for a CPA, and the sale method doesn’t change the rules: federal tax is on the gain, meaning the price you receive minus selling expenses minus your adjusted basis (IRS Publication 523), so a lower as-is price usually means a smaller gain, and a loss on your own home isn’t deductible. Federal rules allow many owners to exclude gain on a primary residence they have owned and lived in for two of the last five years; the IRS sets the dollar amounts, so we don’t quote them here. Inherited and rental houses follow different rules. This is general information, not legal advice; confirm with a Colorado attorney or a CPA before you sell.
How much does it cost to sell a $300,000 house?
It depends on how you sell it. Listed, the cost is a share of the price: the commission you negotiate, the seller’s part of closing costs, the repairs the buyer’s inspector asks for, and every month of mortgage, taxes, insurance and utilities while it sits. Sold as is for cash to us, there’s no commission, seller closing costs are covered, and there’s no repair list. The cost is the gap between our offer and a repaired retail price, and we walk you through that gap so you can compare it against a listing net sheet.
Can I sell a fixer upper house for cash if I already started the repairs?
Yes. Half-finished projects are common: a gutted bathroom, a kitchen with cabinets in boxes, a basement framed but not drywalled. We price the house in its current state, including finishing or removing the work, and we don’t need you to complete anything or pull permits before closing. Leave the tools and materials if you like. Tell us what was started and whether permits were opened, and the offer will reflect it.
Pages that usually come next.
Sell My House As Is Fast: Any Condition, No Repairs, Colorado
How Much Do Cash Buyers Pay for Houses? Our Offer Math, Shown
Get a Cash Offer for My House: What You Receive in 24 Hours
Sell a Fire Damaged House: Insurance, Permits, and Selling As Is
Sell a House With Foundation Problems: Repair or Sell As Is?
Leave the repairs. Leave the cleanup. Leave it all to us.
Tell us about the house as it’s today, and within 24 hours you’ll have one written offer, the math shown, from two local owners who answer their own phone at (970) 406-3595.