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Needs major repairs

Sell it exactly as it sits

Bad roof, cracked foundation, fire damage. We buy it exactly as it sits. No contractor quotes, no dumpster in the driveway.

What selling a house that needs repairs usually looks like

The repair list is usually why the house has not sold. Contractors are booked out, quotes come in high and wide, and financing a fix-up for a house you want to leave makes no sense.

Buyers who need a loan mostly cannot buy a house with major problems anyway; their lenders will not allow it. That is why houses like this sit, and why cash is the honest path for them.

How we handle it

Any condition means any

Bad roofs, foundation problems, fire or water damage, houses full of belongings. You do not need to repair, clean, or clear anything out.

The math, face up

We look at the house's condition, the repairs it needs, and what similar Central Arkansas homes have sold for. Then we walk you through the numbers.

No surprises at the table

The written offer is the amount you are paid at closing. No games, no last-minute price drops.

How Arkansas treats a house that needs work

Arkansas gives you more room than most states to sell a house in the condition it is in. A few rules still apply, and a couple of them surprise people. Here is what actually holds up, in plain words.

  1. No state law makes you fill out a condition form

    Arkansas has no state law that requires a property owner to disclose the condition of a home when selling it. The Arkansas Real Estate Commission has said this in print. The long condition form you may have seen, the one with close to sixty questions, is an industry document that is strongly encouraged in traditional sales. It is not something state law makes you sign.

  2. What an as-is sale does for you

    Arkansas courts have held that selling a property as is generally relieves a seller from liability for defects in the condition of the property. An as-is purchase also waives the implied warranty that the home is fit to live in. In a 2002 Arkansas case, buyers of a $445,000 home found foundation problems about nine months after closing. The court applied the as-is clause and ruled for the sellers, because no one claimed the sellers had said anything false.

  3. What an as-is sale does not do

    An as-is clause does not block a claim of fraud or misrepresentation. Arkansas also recognizes constructive fraud, where someone states something as true without knowing whether it is. Intent to deceive is not required, and good faith is not a defense. In a 2004 case, sellers had answered on an owner's disclosure statement that there had been no settling and no known structural defects. The buyers found settling, sued, and the appeals court sent the case back for damages. The plain takeaway is that you are free to say nothing about condition, but anything you do say has to be true.

  4. Homes built before 1978

    Federal law covers homes built before 1978, and it applies to cash and as-is sales like any other. Before a buyer is bound by the contract, you give them the EPA booklet Protect Your Family From Lead in Your Home, tell them about any lead-based paint or hazards you know of, and hand over any records you have. The law gives the buyer a 10-day window to test, unless both sides agree in writing to a different period or the buyer waives it in writing. A signed disclosure goes with the contract.

  5. Septic systems

    If your house is on septic, the Arkansas Department of Health rules that took effect September 5, 2024 apply. Construction, alteration, repair, or extension of a system needs a permit before work starts. Emergency repairs can begin first if a permit is obtained within ten working days. If the Health Department determines a system is a health hazard or a nuisance, the rules give the owner 30 working days after that notice to bring it into compliance.

  6. Storm damage you never filed a claim for

    Old roof damage is common on houses that need work. In a bulletin dated May 4, 2020, the Arkansas Insurance Department took the position that policies must allow 365 days from the date the insured discovers or should have discovered wind or hail damage. The same bulletin treats claims made more than five years out as unreasonable. It also says homeowners still have to report losses in a timely way, and that whether a delay was reasonable is decided case by case.

Your options, including the ones that are not us

There is no single right answer. The best choice depends on how much cash you have, how much time you have, and how much hassle you are willing to take on.

Repair the house, then sell on the open market

This usually brings the highest price when the repairs go well. It also means paying for the work up front and waiting on it. Some work, like septic repair, needs a permit before it starts, so leave room in the schedule for that.

Sell as is on the open market

You can sell a house in Arkansas without fixing anything. Expect buyers to inspect and to price the repairs into their offers. Buyers who need a loan may run into condition rules from their lender. Plan on showings and a longer timeline.

Sell to a cash buyer like us

We buy the house in its current condition, so there are no repairs, no showings, and no open houses. You get a guaranteed cash offer within 24 hours and can close in less than 10 days. The honest tradeoff is price, because a cash offer on a house that needs work reflects the cost and the risk of doing that work.

Keep it for now

Doing nothing is a real option if the house is safe and the costs are manageable. Rent can cover some repairs over time. Just watch the deadlines that belong to other people's rules, like a septic notice from the Health Department or an insurance claim window.

Same promise as every house we buy.

A guaranteed cash offer within 24 hours. No repairs, no showings, no fees. Close in less than 10 days, or on your timeline. See the whole process.

Get my cash offer

Questions sellers ask us

Do I have to fix anything before I sell my house in Arkansas?

No. There is no state law requiring repairs, and no state law requiring you to disclose the condition of the property. A buyer is expected to inspect. If you do describe the condition, what you say has to be accurate.

Do I have to fill out a seller disclosure form in Arkansas?

State law does not require one. The long condition form used in many traditional sales is an industry document, not a legal requirement. Once you fill one out, your answers become statements you can be held to. Arkansas courts have let fraud claims proceed based on what was left off that form.

Can I still be sued after an as-is sale?

An as-is sale generally protects you from liability for the condition of the house. It does not protect you from a fraud or misrepresentation claim. Arkansas also recognizes constructive fraud, where good faith is not a defense. The safe path is to say nothing you are not sure about.

My house was built before 1978. What do I have to give a cash buyer?

The same things you would give any buyer. That is the EPA lead booklet, what you know about lead-based paint and hazards, any records you have, and a signed disclosure attached to the contract. The buyer gets a 10-day window to test unless they waive it in writing. There is no cash or as-is exemption, and knowing violations can mean triple damages plus attorney fees.

My foundation is cracked. Is that a soil problem?

It can be. The Arkansas Geological Survey calls the Porters Creek Clay highly expansive, shrinking and swelling with moisture in ways that can force concrete foundations to crack. The survey maps that clay along the Fall Line from just south of Hope to near Arkadelphia, and on and off from Malvern to near Batesville. No map names every lot, so have yours looked at to know.

I never filed a claim for hail damage. Is it too late?

Maybe not. A 2020 Arkansas Insurance Department bulletin says policies should allow 365 days from when you discovered or should have discovered wind or hail damage, with five years as the outer edge. Whether a delay was reasonable is treated as a question of fact. Ask your insurance company where you stand before you assume the door is closed.

Do you really buy houses in any condition?

Yes. We buy houses with bad roofs, foundation problems, fire or water damage, and houses full of belongings. You do not need to repair, clean, or clear anything out.

How do you decide what to offer?

We look at your house's condition, the repairs it needs, and what similar Central Arkansas homes have sold for. Then we walk you through the numbers. No games, no last-minute price drops.

Are there any fees or commissions?

No. There are no agent commissions and no service fees, and we cover the typical closing costs, meaning the title work. The offer we make is the cash you receive at closing.

We buy houses, we are not attorneys, so please have a lawyer review anything specific to your situation before you sign it.

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Tell us about your house. We will call within 24 hours with a real number.

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Prefer to talk now? Call (501) 251-9330.