Selling Your House As-Is in DC: What to Expect (2026 Guide)

If you own a home in Washington DC that needs significant repairs, inherited a property you can't maintain, or simply want to skip the renovation hassle, selling "as-is" might be the right path forward. But what does that actually mean in the District, and what can you realistically expect to walk away with?

This guide breaks down everything DC homeowners need to know about as-is sales—from cash buyer options and pricing realities to disclosure requirements unique to the District. Whether you're facing foundation issues in Columbia Heights, lead paint concerns in a Capitol Hill rowhouse, or condo assessment shocks in Navy Yard, we'll help you understand your options and set realistic expectations.

What Does "As-Is" Actually Mean in DC?

Selling a house "as-is" in Washington DC means the buyer agrees to purchase your property in its current condition, with all existing defects—known or unknown—and the seller is not required to make any repairs before closing.

However, there's a critical distinction many sellers miss: as-is does not mean "no disclosure." DC law requires sellers to complete the official Seller's Disclosure Statement covering the property's condition. You must disclose known material defects in good faith—failure to do so can result in fraud or misrepresentation claims, even in as-is transactions.

Think of it this way: you're telling buyers "I won't fix anything, but I'll tell you what I know about the property's condition." The buyer then decides whether to proceed at the agreed price, negotiate, or walk away.

Common Reasons DC Homeowners Sell As-Is

DC's housing stock presents unique challenges. With over 90% of homes built before 1978, lead paint is nearly universal. Aging rowhouse foundations, brick settling, and outdated electrical systems are common across neighborhoods from Georgetown to Petworth. Here are the most common situations where an as-is sale makes sense:

Major Repair Issues

Foundation problems are particularly common in DC rowhouses, where aging brick and clay soil cause bowing walls and structural cracks. Average repair costs run $35,000–$110,000, and historic preservation board approvals can add 3–6 months to the timeline. For many sellers, these costs simply don't make financial sense.

Inherited Properties

Inheriting a DC property that's been neglected for years presents immediate challenges. You may face deferred maintenance, outdated systems, and accumulated belongings—all while dealing with probate. Selling as-is lets you avoid months of cleanup and renovation while still extracting value from the property.

Financial Hardship or Foreclosure

DC had over 1,100 foreclosure starts in 2026. If you're behind on payments and facing potential foreclosure, an as-is cash sale can help you avoid a sheriff's sale, protect your credit, and potentially walk away with equity. Cash buyers can close in 7–14 days—fast enough to stop foreclosure proceedings in many cases.

Relocation or Time Constraints

Job transfers, military relocations, and life changes don't always align with the 60–90 day timeline of a traditional home sale. If you need to move quickly, an as-is sale—particularly to a cash buyer—lets you close on your schedule.

Difficult Tenant Situations

DC's Tenant Opportunity to Purchase Act (TOPA) gives tenants rights that can complicate sales. If you're a landlord tired of property management headaches, selling as-is to an investor who specializes in tenant-occupied properties may be your simplest exit strategy.

Pricing Expectations: What Will You Actually Get?

This is the question every as-is seller asks: how much less will I get compared to a traditional sale? The honest answer depends on your property's condition, your chosen selling method, and current market dynamics.

The "As-Is Discount" Reality

When you sell as-is, buyers are essentially pricing in the repairs they'll need to make plus their desired profit margin (for investors) or their willingness to take on the work (for end-users). Here's what to expect:

Cash Buyer Offers vs. Market Value

"We Buy Houses" companies and similar cash buyers typically offer 50–70% of a property's fair market value. On a DC home worth $675,000 in good condition, that translates to offers between $337,500 and $472,500.

That sounds like a significant haircut—and it is. But here's the nuance: if your home needs $100,000+ in repairs to reach "market value," the gap narrows considerably. The real question is what you'll net after accounting for all costs.

In this example, listing as-is on the MLS nets approximately $51,000 more—but takes 3+ months longer and involves more complexity. For some sellers, the speed and certainty of a cash sale is worth the difference. For others, maximizing proceeds is the priority.

A Third Option: Reduced Commission + MLS Exposure

There's a middle path worth considering. Working with a full-service agent at a reduced listing fee—such as a 1.5% listing fee—gives you MLS exposure and professional representation while reducing your commission costs. On a $425,000 sale, that's $6,375 in listing fees versus $11,687 at 2.75%—a savings of over $5,000.

Your Selling Options: Cash Buyers vs. MLS Listing

When selling as-is in DC, you essentially have two main paths: sell directly to a cash buyer or list on the MLS (with or without an agent). Each has distinct advantages depending on your priorities.

Which Option Is Right for You?

Types of Cash Buyers in DC

Not all cash buyers are created equal. Understanding the different types helps you evaluate offers and avoid potential pitfalls.

"We Buy Houses" Companies

These companies (HomeVestors, We Buy Ugly Houses, and numerous local operators) specialize in purchasing distressed properties quickly. They typically offer 50–65% of market value and handle all closing costs. The trade-off is convenience for price—they profit by renovating and reselling or renting the property.

What to watch for: Some companies use bait-and-switch tactics, making high initial offers that get reduced after inspections. Always get offers in writing and understand what contingencies they include.

iBuyers (Limited in DC)

iBuyers like Opendoor use algorithms to make instant offers, typically at 70–90% of market value. However, they generally require homes to be in decent condition and may charge service fees of 5–7%. Their presence in DC is more limited than in Sun Belt markets, and most have pulled back from the as-is market.

Local Real Estate Investors

Individual investors and small investment groups are often the most flexible buyers. They may offer competitive prices for properties in specific neighborhoods they know well. Building relationships with local investors can sometimes yield better offers than national companies.

House Flippers

Flippers buy properties, renovate them, and sell for profit. They're particularly interested in homes with "good bones" in appreciating neighborhoods. Their offers factor in renovation costs plus their target profit margin, typically 20–30%.

Red Flags to Watch For

Protect yourself from predatory buyers by watching for these warning signs:

• Pressure to sign quickly — Legitimate buyers give you time to consider
• Requests for upfront fees — Reputable buyers don't charge sellers fees
• No proof of funds — Ask for bank statements or a pre-approval letter
• Vague contract terms — Everything should be in writing with clear timelines
• No physical office or online presence — Research the company before signing
• Offers that seem too good — If it's 80%+ of market value from a "we buy houses" company, be skeptical

DC Disclosure Requirements for As-Is Sales

One of the biggest misconceptions about selling as-is is that you can skip disclosures. This is false in DC. The District requires sellers to complete the official Seller's Disclosure Statement for all residential properties with four units or fewer, with limited exceptions for court-supervised sales like probate and foreclosure.

What You Must Disclose

DC's disclosure form covers a wide range of property conditions. You must disclose what you actually know—you're not required to hire inspectors, but you can't hide known defects.

Federal Lead Paint Disclosure

This is particularly important in DC, where over 90% of homes were built before 1978. Federal law requires you to:

1. Provide the EPA's "Protect Your Family From Lead in Your Home" pamphlet
2. Disclose any known lead paint or lead hazards
3. Share any existing lead test reports or records
4. Include a Lead Warning Statement in the sales contract
5. Give buyers 10 days to conduct a lead inspection (this can be waived)

Failure to provide these disclosures can result in significant penalties, including liability for lead poisoning injuries if they occur.

The Good Faith Standard

DC asks for a "good faith effort" based on the seller's knowledge. If you honestly don't know whether a condition exists, you can indicate that on the form. However, when in doubt, disclose. It's far better to over-disclose than to face a lawsuit after closing because a buyer claims you concealed a known defect.

TOPA: The DC Law That Could Delay Your Sale

The Tenant Opportunity to Purchase Act (TOPA) is a DC-specific law that gives tenants the right to purchase the property they're renting before you can sell to another buyer. If you're selling a rental property or have tenants in your home, TOPA will likely affect your sale timeline.

How TOPA Works

When you decide to sell, you must send your tenants an official "Offer of Sale" notice that includes the price and terms. Tenants then have a specified period to:

1. Exercise their right to purchase at that price
2. Assign their rights to a third-party investor or developer
3. Negotiate a buyout payment to waive their rights
4. Let the deadline pass without action

Recent TOPA Changes (2026)

The DC Council passed the RENTAL Act in late 2025, which made several significant changes to TOPA:

• New construction exemption: Multifamily properties are exempt from TOPA for 15 years after receiving a certificate of occupancy
• Tenant Support Providers: A new cadre of certified advisors to help tenants navigate TOPA
• 45-day cooling-off period: For buildings with 5+ units, tenant associations cannot assign rights during the first 45 days
• Enhanced disclosure requirements: Third parties must disclose their identity and financial interests when negotiating with tenants

TOPA Exemptions

Some properties are exempt from TOPA requirements:

• Owner-occupied homes where you share a kitchen or bathroom with the tenant
• Single rental units in condos, co-ops, or HOAs
• Federally owned properties
• Short-term rentals (less than 12 months)
• New construction within the 15-year exemption window

If you're selling a tenant-occupied property, work with a title company and real estate attorney experienced in TOPA compliance. Improper notice can invalidate your sale or result in legal challenges.

Closing Costs When Selling As-Is in DC

Understanding your closing costs is essential for calculating your true net proceeds. DC has some of the highest transfer taxes in the country, which significantly impact seller proceeds.

DC Transfer Tax

In DC, sellers typically pay the deed transfer tax. The rate depends on your sale price:

• Sales under $400,000: 1.1% of the sale price
• Sales $400,000 and above: 1.45% of the entire sale price

On a $675,000 sale (DC's median), the transfer tax alone is $9,788.

Reducing Your Closing Costs

Even if you choose to list on the MLS, you can significantly reduce closing costs by working with an agent who offers a reduced listing fee. A 1.5% listing fee instead of the typical 2.75% saves $8,438 on a $675,000 sale—without sacrificing full-service representation, marketing quality, or negotiation support.

Step-by-Step: How to Sell Your DC Home As-Is

Whether you choose a cash buyer or list on the MLS, here's the process for selling as-is in Washington DC.

Common Mistakes to Avoid When Selling As-Is

Even experienced sellers make costly errors when selling as-is. Here are the most common mistakes and how to avoid them:

Alternatives to Selling As-Is

Before committing to an as-is sale, consider whether one of these alternatives might better serve your goals:

Make Strategic Repairs

Some repairs offer strong ROI while others don't. A fresh coat of paint, professional cleaning, and basic landscaping might cost $2,000–5,000 but increase your sale price by $15,000–25,000. Work with an agent to identify which repairs—if any—are worth making.

List on the MLS with Condition-Appropriate Pricing

You don't have to make repairs to list on the MLS. Price your home to reflect its condition, market it to investors and renovation-minded buyers, and let the market determine fair value. You'll likely net more than a cash buyer offer while maintaining flexibility.

Explore a Cash Offer Option

Some sellers want the certainty of knowing a cash offer is available while still exploring the traditional market. You can request a cash offer as a backup option—giving you the security of a guaranteed sale while testing higher price points on the MLS.

Rent the Property

If you're not in a rush, renting generates income while you wait for better market conditions or save for repairs. DC's rental market remains strong, particularly for properties in desirable locations.

Frequently Asked Questions

Glossary of Terms

The Bottom Line on Selling As-Is in DC

Selling your DC home as-is is a legitimate option that makes sense for many homeowners—particularly those with properties needing significant repairs, facing time constraints, or dealing with inherited homes. The key is understanding the trade-offs and choosing the path that aligns with your priorities.

If speed and certainty matter most, a cash buyer sale can close in weeks with minimal hassle. If maximizing your net proceeds is the priority and you have some flexibility, listing as-is on the MLS—ideally with a reduced-commission agent—often yields better results.

Whatever you decide, remember: you still have disclosure obligations, TOPA may affect your timeline if you have tenants, and getting multiple valuations helps ensure you're making an informed decision.

Have questions about your specific situation? Reach out to discuss your options with no pressure or obligation. Sometimes a quick conversation clarifies whether an as-is sale—or an alternative approach—is the right fit for your goals.

This article is for informational purposes only and does not constitute legal, tax, or financial advice. Real estate laws and market conditions change frequently. Consult with qualified professionals for advice specific to your situation. Information is believed to be accurate as of January 2026 but should be verified before making decisions.