What does selling a house as-is mean?
Selling as-is means the buyer takes the house in its current condition and you don't fix anything first. The roof, the foundation, the old kitchen, the stuff in the garage: it all goes with the sale, at a price that reflects it.
It does not mean you can hide problems. Louisiana generally expects sellers of homes to disclose what they know about the property, and a buyer can still ask questions. Tell the buyer what you know. If you are not sure what the law requires on your sale, ask a Louisiana real estate attorney or your title company.
A buyer who buys houses for a living is used to homes with problems. We look at the house as it sits, work out what it needs, and make an offer from there. You don't have to decide whether a repair is worth doing.
Want a cash offer, or to have us take over the payments? Call or text Charlie at (318) 714-4321, or Get My Cash Offer. Cash is not promised on every house. No fee, no obligation.
Selling as-is versus fixing it up and listing
You are choosing between two real paths, and neither one is wrong. The right one depends on how much money, time and patience you have.
Fix it up and list it. You make repairs, clean, take photos and put the house on the market. Buyers come through for showings. If a buyer is using a loan, the house usually has to pass an appraisal and the buyer's inspection, and the buyer may ask you to fix more or lower the price. If the house is in good shape and you have time, this path can bring the highest sale price. You also pay for repairs up front, keep paying the mortgage, taxes and insurance while it sits, and owe any commission written into your listing agreement.
Sell as-is to a local buyer. You call or send a form. We look at the house, tell you what we can pay, and lay out the numbers on paper. If you accept, a title company handles the closing. No repairs, no showings, no waiting on a buyer's loan.
The honest trade-off
An investor's offer will almost always be lower than what the same house might bring fixed up and sold at retail. That is how it works. We have to pay for the repairs, carry the house until we sell it or rent it, and cover our own costs. If a buyer tells you they will pay full retail price for a house that needs a lot of work, ask how.
What you get in exchange:
- Speed. Many sales close within a couple of weeks once we agree, and you pick the closing date.
- Certainty. There is no buyer's loan to fall through and no appraisal to come in low.
- No repairs. You don't spend money or time on a house you are done with.
- No showings. You don't clean up and leave the house every time a stranger wants a look.
Whether that trade is worth it is your call. A house that needs a new roof, has fire or water damage, has a tenant you can't move, or is tied up in a succession often fits it. A house in good shape with plenty of time may not. If listing is the better fit for you, we will say so.
Cash or taking over payments
We may pay cash at closing, or we may take over the payments on your loan, or pay you over time. It depends on the house and on what works for you. We don't promise either one before we see the numbers.
If you owe money on the house and we pay cash, the loan is paid off at closing out of the sale. If we take over payments instead, we go over exactly how your existing loan is handled, in writing. Talk to a lawyer before you agree to any deal where your name stays on a loan. That is a legal question we can't answer for you.
How to check out any buyer
Anyone can say "we buy houses." Before you sign anything, check the buyer out. This list applies to us and to everyone else.
- Do they have a real local presence? You should be able to call, reach a person, and meet face to face if you want to. We are in Keithville, and Charlie takes seller calls at (318) 714-4321.
- Will a local title company handle the closing? The money and the deed should move through a title company or closing attorney, never through the buyer's personal account.
- Are there fees upfront? A real buyer pays at closing. You should not pay to get an offer, to "hold" a deal, or to cover the buyer's costs. We charge homeowners nothing.
- Is the offer in writing? A written purchase agreement should spell out the price, the closing date, who pays which costs, and what happens if something goes wrong. Read all of it. Ask a lawyer to read it if anything is unclear.
- Can they show proof of funds? A buyer who says they are paying cash should be able to show it, or explain where the money is coming from.
- Do they give you time? You should be able to take the offer home, sleep on it, and call a lawyer.
What are the red flags with a house buyer?
Walk away, or at least slow way down, if a buyer does any of these:
- Asks you for money, in any form, before closing.
- Pushes you to sign today, or says the offer disappears if you talk to anyone else.
- Won't use a title company or closing attorney.
- Won't put the offer in writing, or hands you a contract and won't give you time to read it.
- Asks you to sign over the deed first and promises to pay later.
- Can't tell you who they are, where they are, or who their title company is.
- Is vague about whether they will buy the house themselves or pass your contract to someone else. Ask plainly, and make sure the deal works for you either way.
If something feels off, it is fine to say no. The Louisiana State Bar Association can help you find a lawyer to look over a contract.
What happens when you call us
- You call Charlie or send the form. Tell us the address and what is going on with the house. Charlie usually calls back the same day.
- We look at the house and the numbers. We ask about any loan, taxes owed or other claims against it.
- We make an offer in writing. We go over what you would net, plainly, on paper. You can say no.
- A local title company handles the closing. They get the payoff from your lender, clear the title and pay you what is left.
- You pick the closing date. Leave whatever you don't want in the house.
For more on what comes out of a sale, see Louisiana seller closing costs. If the house is a rental, see selling a rental house in Louisiana. We buy in Shreveport, Bossier City, Benton, Haughton, Keithville, Greenwood, Blanchard and across DeSoto Parish.
Updated October 21, 2026