Listing on the MLS vs. Selling to an Investor When You Sell a House As Is
Dec 15, 2025
When it's time to sell your home, the goal is often to complete the transaction without stress, achieve a fair price, and move on to your next chapter. For many sellers, especially those whose homes need repairs or who are on a tight timeline, selling "as is" is the most appealing option.
This approach, however, presents a critical choice: should you list the home "as is" on the open market (the MLS), or should you sell directly to a real estate investor or a cash-offer program?
At Mark Spain Real Estate, our mission is to help you achieve your real estate goals without stress. This guide will provide an authoritative comparison of these two paths to help you make the best decision for your unique situation.
Selling a property "as is" is a legal term indicating that you, the seller, are selling the home in its current condition and will not be making any repairs or improvements before the closing.
No Repairs: Buyers are informed upfront that the sale price reflects the home's condition, and the seller will not fund or perform any fixes, whether cosmetic (like new paint) or significant (like a new roof).
No Credits: The seller will not offer credits at closing to cover the cost of future repairs.
An Important Clarification: Selling "as is" does not mean "secretive." In most states, sellers are still legally required to disclose all known "material defects" about the property—such as a leaky basement, known foundation issues, or past-due HOA fees. Selling "as is" is about the financial responsibility for repairs, not about hiding problems.
With this understood, let's explore your two primary paths forward.
Listing your home on the Multiple Listing Service (MLS) with a real estate agent is the most common way to sell a property. When you list "as is," your agent will market the home to the widest possible audience of buyers and their agents, with the clear stipulation that no repairs will be made.
Maximum Exposure: The MLS syndicates your listing to hundreds of public real estate websites, putting your home in front of thousands of potential buyers. This includes traditional homebuyers, first-time buyers, and the same investors you might consider selling to directly.
Potential for a Higher Price: More exposure creates more competition. By allowing the open market to see your home, you increase the chances of receiving multiple offers, which can bid up the price to its true market value, even in its current condition.
Professional Guidance: An expert real estate agent manages the entire process. At Mark Spain Real Estate, this includes professional marketing, pricing strategy, navigating disclosures, managing showings, and handling all negotiations and paperwork, ensuring a smooth process even for a complex sale.
Longer Timeline: A traditional sale takes time. The average time on the market, followed by a 30-45 day closing period for a financed buyer, means you are often looking at a 60-90 day process from listing to closing.
Financing and Appraisal Hurdles: The buyer's loan is the biggest uncertainty. A lender may not approve financing if the home has significant repair issues (e.g., a damaged roof or non-functional HVAC). A low appraisal can also force you to renegotiate the price or see the deal fall through.
The "Inspection" Negotiation: Even when buying "as is," most buyers will still conduct a home inspection. If the inspection uncovers major problems they weren't aware of, they may try to renegotiate the price, ask for credits, or use their inspection contingency to back out of the deal.
Inconvenience: You will still need to prepare the home for showings, keep it clean, and leave the house on short notice for private tours or open houses.
The alternative path is to bypass the open market entirely and sell directly to a real estate investor or a company that provides a cash offer. These buyers are professionals who purchase properties with the intent to repair and then either rent or resell them.
Speed: This is the primary benefit. Most investor sales can close in as little as 7 to 21 days. The offer is made quickly, and the closing is scheduled on your timeline.
Certainty: An investor sale is typically a cash transaction. This means there is no mortgage lender, no financing contingency, and no appraisal required. Once you sign the contract, you can be highly confident the sale will close.
Total Convenience: You sell the home in its literal "as is" condition. There is no need to clean, make repairs, or even remove unwanted belongings. There are zero showings or open houses.
You shouldn't have to choose between a fair price and a stress-free experience. At Mark Spain Real Estate, we have designed our services to give you options, allowing you to select the path that perfectly matches your goals.
For sellers who prioritize speed, certainty, and convenience, our Guaranteed Offer Program is the perfect solution. It combines all the benefits of an investor sale with the trust and professionalism of an industry-leading brokerage.
Get a Competitive Cash Offer: We will provide you with a competitive, no-obligation cash offer on your home.
Close in as Little as 21 Days: You control the timeline.
Skip the Showings and Repairs: We buy your home "as is," allowing you to move on without the hassle.
If your primary goal is to maximize your home's value, our traditional listing service is unmatched. We are experts at marketing all types of properties—including "as is" homes—to the largest possible pool of buyers. Our homes sell faster and for a higher percentage of their list price than the market average. We manage every detail to ensure you get the best possible return on your investment, all while minimizing stress.
When selling "as is," there is no single "best" answer—only the answer that is best for you.
If your priority is speed and certainty, a direct investor sale is a powerful option.
If your priority is maximizing your sale price, listing on the open market is the clear winner.
With Mark Spain Real Estate, you don't have to guess. We can provide you with all the information and options, starting with a free, no-obligation cash offer, so you can confidently compare your choices.
Ready to explore your options without the pressure? Contact Mark Spain Real Estate today to receive your free Guaranteed Cash Offer or to schedule a consultation about our industry-leading listing services. We are here to help you achieve your real estate goals, completely stress-free.
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