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Price to reflect as-is condition
The median sale price for homes in Maryland hit $490,000 in April 2025, a 2.3% increase from the same period last year.
Umanzor says that homes sold as-is in the area typically sell for less than regular listings and have a reduced buyer pool, which is why he always provides an offer to help finance home improvement projects for his sellers before listing a house.
To illustrate the potential value of making improvements before listing, Umanzor shares a real-life situation where he helped one seller make $60,000 of repairs to their home, which was completed in about a month. “We got seven offers for the property and sold the house for $468,000. After the repair cost, my clients got $58,000 more than if the property was listed as-is.”
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Do ever-so-light preparations
Even for as-is home listings in Maryland, Umanzor typically recommends that sellers complete the following:
“Making the house clean and appealing is mandatory,” he says. “If you can also give it a fresh coat of paint, that can go a long way.”
Take professional photographs 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.
Since all homebuyers start their search online, making a strong first impression with great images is crucial. Real estate listings with professional photography sell 32% faster, while those with aerial photos sell 68% faster. Professionally edited photos can significantly boost a home’s appeal and frequently lead to higher offers.
While many real estate agents offer professional photography as part of the listing process, some do not. In this case, sellers can choose to hire a professional photographer, take high-quality images, or use AI-enhanced tools to capture their property photos.
Highlight the surrounding area
Location is crucial for buyers looking for a home with potential. In your as-is listing, be sure to mention if your home is near any of the following:
- Parks or outdoor recreation areas
- Area schools
- Restaurants and shopping centers
- Interstate access
- Coffee shops
- Transit line
Include the term ‘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 Maryland include “priced to sell,” “fixer-upper,” or “handyman special.”
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, such as acreage, historical significance, structural integrity, unique architecture, and any recent renovations or updates.
Understand that 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.
“We see different scenarios happening every day, so when I get a contract, I know what questions I need to ask to get the best offer for my client,” Umanzor says. “Not every buyer who has an approval letter will get to the finish line.”
Be aware of the 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 ability of a lender to finance a buyer’s loan. Before properties can be financed, their value and condition are 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.
“Let’s say there’s peeling paint on a home, or a safety issue, such as a leaking roof, mold, or missing railings,” Umanzor says. “These are things that will be concerning to a bank, and most will want those issues taken care of.”
