Should I Sell My Las Vegas House As Is or Fix It Up First?

By Mike Tchobanian, Broker and Owner, Vegas Capital Realty | The Tchobanian Group | Certified Probate Expert (CPE) | Certified Divorce Real Estate Expert (CDRE)

Call or Text Mike at 702-530-5844

Or request a free pre-listing net sheet and I'll show you both numbers for your house.

Almost every seller asks me this. Some are afraid of spending money they won't get back. Others are about to spend money they don't need to. Here is how I work through it with sellers in Las Vegas and Henderson.

How I decide: market, house, then you

First things first, I look at the market. In a seller's market, buyers forgive more, so a house may sell well as is. In a buyer's market, buyers have choices and get picky, so repairs matter more. That tells us how much work makes sense before we even start.

Then I walk the house. I look at three things: what a buyer will notice in the first two minutes, what will show up on every inspection, and what the house would sell for today versus after the work. I give you two numbers side by side: the likely price as is, and the likely price after a specific list of work, minus what that work costs and the extra weeks it takes. If the second number isn't clearly higher, we sell as is.

Then I look at your situation. If you need to close fast or don't have the cash, that changes the answer. If you live out of state and can't do the work yourself, that doesn't mean you have to sell as is. I can coordinate the work for you with my vendors, so you don't have to fly in.

A quick example of the two numbers

Hypothetical, for illustration only. Not market data. The price difference after repairs is an estimate and is never guaranteed.

In this hypothetical example, light preparation could leave you about $12,000 ahead before differences in selling costs and taxes, assuming the estimated prices hold. If there's a mortgage, add that payment to the holding cost for each extra month. If the after repair price were only $405,000, it wouldn't be worth it, and we'd sell as is. The final comparison should also include estimated selling costs, mortgage payoff and any other expenses that affect your actual proceeds. That's the whole decision, and it's why I give sellers both numbers before they spend a dollar.

What's worth doing before you list

If you want the highest price, first impression is everything. A buyer decides how they feel about a house in the first two minutes, so that's where the money goes.

Almost always:

• Declutter. It's a must.
• Clean it and make it feel fresh.
• Fix anything broken or unsafe.
• Curb appeal. Get the front landscaping done. The buyer judges the house before they open the door.

Usually, depending on the house:

• Touch up paint, or fresh neutral paint if it needs it.
• Flooring, depending on how worn it is.
• New light fixtures and hardware.
• Light staging.
• In Las Vegas, I make sure the AC is serviced, because AC condition is especially important to buyers here.
• I look for issues likely to concern buyers or come up during inspections, especially leaks, safety problems and major systems. We decide which ones make financial sense to address before listing. It's usually cheaper to fix something before the buyer finds it than to give a credit after.

Kitchens and bathrooms: it depends. How old and how outdated they are matters, and so does your buyer. In some neighborhoods the buyer has the budget and wants to pick their own finishes, so a full remodel is wasted. In others, an outdated kitchen scares buyers off because they can't afford to redo it, and that's when a modest refresh pays.

Usually not worth it right before a sale: full remodels, pools and additions. A new roof depends on its condition, whether the house can be financed and insured without one, and what it returns. Big projects take months, you front the money, and you rarely get it all back. We run the numbers first.

What if I don't have the cash, or I live out of state?

It depends on the repairs and the cost. For a lot of the work, we have vendors who will do the job and get paid at closing, or take half up front and half at closing. Each arrangement depends on the vendor agreeing to it and on written terms, but not having the cash doesn't automatically mean selling as is.

If you're out of state, that's not a problem either. We coordinate the whole thing for you, A to Z. We bring in our vendors, oversee the work, and send you photos and updates. The vendors do the work, we keep it on track, and we're your boots on the ground, so you can prepare the home for sale without flying in and give it the best chance to attract buyers. More on that in how do I sell my Las Vegas house if I live in another state.

What do you give up if you sell as is?

Usually some price and some buyers. A house that needs work draws investors and buyers looking for a discount, and they price in the repairs plus a cushion for the risk. Buyers who want a move in ready home often skip it.

Sometimes as is is still the right call, like when the house needs major work, the estate has no money, or you need to close fast. But it should be a decision you make with real numbers, not a default because the work feels like too much. And selling as is means you're not making repairs, not that you hide problems. Nevada sellers generally must complete a seller's real property disclosure form about known conditions (NRS 113.130), and buyers can still inspect.

If the house needs a lot of work, a cash offer is another option. Compare it to the market first: cash offer or list with a Realtor in Las Vegas.

The two mistakes I see most

They're opposites.

Skipping the easy fixes. A small repair, a coat of paint or a day of cleanup gets left undone, and it costs far more than that in the sale price, because buyers see neglect and start wondering what else is wrong.

Overspending. Sellers put money into things that won't change the price, like a remodel the buyer may rip out anyway.

The fix for both is the same: get a list of what actually moves the price for your house, and do only that.

Frequently asked questions

Is it better to sell a house as is or fix it up in Las Vegas?

It depends on the market, the house and your situation. Most sellers do best in between: clean, declutter, fix what's broken, handle curb appeal, and skip the big remodel. Compare the as is price to the after repair price minus the cost and time.

What repairs add the most value before selling?

Cleaning, decluttering, curb appeal, fixing anything broken, fresh paint where needed, and anything an inspector will flag. In Las Vegas, the condition of the AC system is especially important to many buyers.

Should I remodel my kitchen before selling?

Usually not right before a sale. It depends on how outdated it is and who your buyer is. A modest refresh sometimes pays. A full remodel rarely does.

What if I can't afford repairs before listing?

Some of our vendors get paid at closing, or half up front and half at closing. Not having cash doesn't automatically mean selling as is.

Can you handle the repairs if I live out of state?

Yes. We coordinate the vendors, oversee the work and send you updates. You don't need to fly in.

Do I have to disclose problems if I sell as is?

Yes. As is means you're not making repairs. Nevada sellers generally still complete the seller's real property disclosure about known conditions.

Get your two numbers before you decide

Before you spend money fixing up your house, let me show you what it's worth as is and what it could sell for after repairs. I'll walk your house, give you both numbers side by side, and a free pre-listing net sheet showing what you'd walk away with either way. Then you decide, with real numbers.

Call or Text Mike at 702-530-5844

Or request a free pre-listing net sheet.

Mike Tchobanian is a licensed real estate broker, not an attorney or contractor. This article is general information and not legal advice. Repair costs and sale prices vary by house and market.

Related: What does it cost to sell a house in Las Vegas? | Should I take a cash offer or list? | Selling a probate house in Las Vegas | Selling from another state