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Sellers · As-is sales

Selling your house as is in Alexandria and West Central MN

Selling as is means you are not making repairs before closing. In Minnesota it does not end your duty to disclose what you know, stop a buyer from inspecting, or change what a buyer's lender requires. Janet Matchinsky can list the house as it is, weigh a cash offer with you, or help you pick the few repairs worth making.

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Janet Matchinsky, Broker/Owner of Home Match Realty

What selling as is means in Minnesota

"As is" is a statement about repairs. You are offering the house in its current condition and do not plan to fix anything before closing. It is a pricing and negotiating position, not a legal shortcut. Three things it does not change:

  • You still disclose what you know. Before a buyer signs a purchase agreement, Minnesota law requires a written disclosure of the material facts you are aware of that could adversely and significantly affect an ordinary buyer's use and enjoyment of the property, or any intended use of the property you are aware of (Minn. Stat. 513.55). If you learn that something in it was wrong, you tell the buyer in writing as soon as you reasonably can, and before closing (513.58).
  • A buyer can still inspect. An as-is listing tells buyers you do not plan to make repairs. It does not keep a buyer from inspecting, asking for a repair or a credit, or using an inspection contingency the purchase agreement gives them. You decide how to answer a request.
  • The buyer's lender still looks at the house. A financed buyer's appraiser reports on condition. FHA loans need a home that meets HUD's minimum property requirements for a safe, sound and secure house (HUD Handbook 4000.1). USDA rural loans check existing homes against the same HUD requirements, and VA loans have minimum property requirements of their own. On a conventional loan sold to Fannie Mae, damage that affects safety, soundness or structural integrity makes the appraisal "subject to" repairs (Selling Guide B4-1.3-06). An as-is price does not change those rules. It changes which buyers can close and what gets negotiated.

Disclosures a waiver does not cover

You and a buyer can agree in writing to waive the general seller disclosure, but Minn. Stat. 513.60 says the waiver does not waive disclosure that other laws require. Plan on these either way:

  • Wells: every known well on the property and whether it is in use, not in use or sealed (Minn. Stat. 103I.235).
  • Septic: how the property's sewage is treated and, for a private septic system, what you know about its compliance and a copy of any prior inspection report you have (Minn. Stat. 115.55).
  • Radon: what you know about radon testing and mitigation, plus the Minnesota Department of Health publication "Radon in Real Estate Transactions" (Minn. Stat. 144.496).

This page explains the statutes in plain English. It is not legal advice; for a question about your property, talk with a Minnesota real estate attorney. The as-is article goes further into condition files, inspections and possession terms.

Your options

Three ways to sell a house as is

Each path trades price, time and effort differently, and none is right for every house. Janet can walk you through all three for your address before you choose.

Option 1

List it as is with Janet

Janet prices the house from closed sales of homes in similar condition, says plainly in the listing that it is sold as is, and puts it on NorthstarMLS in front of owner-occupants, buyers who want a project and investors at the same time. Competing buyers are how you find out what the house is worth as it stands.

The trade-offs: showings, an inspection period, and a financed buyer whose appraisal may call for repairs. Decide before you list what you will and will not negotiate.

Get an as-is price

Option 2

Sell directly to an investor or cash buyer

A direct sale can mean no showings, no lender appraisal and a closing date set around your plans. The investor prices from what the house will be worth after repairs, minus the repairs, holding and resale costs and a profit. That math is the price of the convenience.

The trade-offs: one buyer setting the price, and contracts that can include an inspection period or let the buyer assign the deal to someone else. Read every page, and have the offer compared with a listing before you sign.

Evaluating a cash offer

Option 3

Fix a few things, then list

Sometimes a short list of work changes who can buy: a repair a lender would require, a safety item, or cleaning, paint and flooring that change how the house shows. Janet helps sellers plan remodeling and preparation and has connections to people who can do the work.

The trade-offs: money up front, time before the listing goes live, and no promise that a repair comes back in the price. Get estimates first and decide item by item.

Preparing your home to sell

Side by side

The same house, three ways. The disclosure rules above apply to all of them.

What changesList as is with JanetDirect cash or investor saleFix a few things, then list
Who can buyFinanced and cash buyers, investors includedThe one buyer making the offerFinanced and cash buyers, investors included
ShowingsYesOnly the buyer's own visitsYes, after the work is done
What sets the priceCompeting buyers, for the house as it standsThe investor's repair and resale mathCompeting buyers, for the improved house, less what you spent
InspectionIf the purchase agreement includes oneIf the contract includes oneIf the purchase agreement includes one
Buyer's appraisalFor financed buyers, and it may call for repairsNone if the buyer pays cashFor financed buyers, with the lender items already handled
Your work before closingClean-out and keys, as the agreement saysWhat the contract says; some buyers take the contentsThe repairs you choose, then the move

Get an as-is price

Start with your address

Three short steps: the address and your phone, then a few details about the house and its condition, then where to send the number. Janet reads the closed sales of similar homes near you and calls with a comparable-sales analysis (CMA) that prices the house as it stands. No obligation to list.

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Janet answers her own phone and replies to every form personally. You get a real number based on nearby sales, not an algorithm.

Seller results

Home Match Realty listings closed since November 2023

  • 28Listings closed: 15 homes and 13 lots
  • 98.4%Median home sale, as a share of the list price at the time of sale
  • 7 of 15Homes that sold at or above the list price at the time of sale
  • $1,200,000Top home sale, on Lake Ida in Alexandria

11 of the 13 lots are in Longview Circle near Osakis, counted as development sales. Every closing is on the sold page.

NorthstarMLS via IDX; list price at the time of sale; sold records as of October 5, 2026.

The Broker Reciprocity logo marks sold data supplied by NorthstarMLS through its Broker Reciprocity program. Data believed to be accurate but should be independently verified. Properties displayed may be listed or sold by various participants in the MLS. This home sale information is not an appraisal, competitive or comparative market analysis, CMA or home valuation.

How Janet helps with an as-is sale

  • A price you can follow. Janet's comparative market analysis uses closed sales of homes in similar condition, with line-item adjustments, so the as-is number is built from what buyers paid rather than a guess at a discount. The pricing guide shows how a CMA is put together.
  • A walk-through before you decide. She walks the house with you and sorts the list: items a financed buyer's inspection or appraisal is likely to raise, and cosmetic work the next owner can take on. For anything structural or mechanical, get a contractor's or inspector's opinion before you price around it.
  • Help with the work you choose. If a few repairs make sense, Janet helps plan them and connects you with people who can do them. Agree on the scope, estimates and schedule before anything is booked.
  • A condition file buyers can trust. The disclosure statement, the well, septic and radon disclosures, past inspection reports, invoices and permits, gathered before the first showing. The disclosure checklist lists what to collect.
  • A side-by-side look at a cash offer. If an investor has already made you an offer, Janet sets its estimated net next to a listing's, with the contingencies, assignment language and closing terms spelled out.
  • Negotiation after the inspection. When a buyer asks for repairs or a credit on an as-is house, Janet works through it with you under the purchase agreement as written. See negotiating inspection repairs or credits.

Janet works with sellers in Alexandria and across West Central Minnesota. Larger towns have their own seller page, St. Cloud included; the full list is on the selling page.

Reviews

What sellers say

From clients who sold a home with Janet, reproduced as written.

When my husband and I started looking for our forever home, Janet was there to help us with our journey. From our first meeting, Janet made us feel so comfortable and was not pushy. Janet gave us her honest opinion about things and was helpful pointing out imperfections. Janet was so patient with us and made herself available every moment we called on her, even when it was last minute.

Read the full review

Janet always made us feel like we were most important to her. Even when I was feeling hopeless, Janet remained positive reminding me our perfect home was out there. We also had a house to sell. Janet went above and beyond making sure our house was show ready. Janet worked hard at marketing our house and made personal phone calls to other realtors to get the word out. In the end, we found our forever home, sold our house and Janet was with us every step of the way.

Robyn Stryker homematch320.com review

Janet's professionalism, honestly, and hard work ethic were evident in the listing she created, the advertising pushes she made, and the showings she gave. Janet made the process incredibly easy and took extra steps like giving staging tips, finding unique ways of advertising (using social media, paired open houses, etc.), and using food to give the home a welcoming feel during open houses.

Read the full review

She took the anxiety out of the negotiation process for me, responded quickly to my calls, and was patient with my many questions. I was always confident that Janet was looking out for my best interest. I highly recommend her as an agent!

oliviazinc Zillow reviewSold a Single Family home in 2016 in Grey Eagle, MN. ·
Read more client reviews

From the blog

Read before you decide

Longer reads on the questions an as-is sale raises.

Offers and Negotiation

How to Evaluate a Cash Offer for Your Minnesota Home

Compare a cash offer using verified funds, net proceeds, inspection terms and closing logistics before deciding what its convenience is worth to your home sale.

· 6 min read

Guides for sellers

Questions people ask

Selling as is: questions sellers ask

Do I have to fill out a seller disclosure if I sell my house as is?

Yes, unless you and the buyer agree in writing to waive it. Minnesota requires a written disclosure of the material facts you know about before the buyer signs (Minn. Stat. 513.55). A waiver under 513.60 does not cover disclosure other laws require, including the well, septic and radon disclosures.

Can a buyer still inspect a house sold as is?

Yes, if the purchase agreement gives them an inspection contingency. An as-is sale tells the buyer you do not plan to make repairs. They can still inspect, ask for a repair or a credit, and act within the contingency's terms; you decide how to answer a request.

Can a buyer with an FHA, VA or USDA loan buy my house as is?

It depends on the condition. If the house meets the loan's minimum property requirements when the appraiser sees it, yes. If the appraisal calls for repairs, the buyer's lender decides how they have to be handled before it funds the loan; if you will not make them, the buyer needs a different loan or cash. Janet walks the house with you before you list so the likely lender items are known up front.

Does selling as is protect me after closing?

Not from a disclosure claim. A seller who fails to disclose material facts they were aware of can be liable to the buyer, and the buyer has two years after closing to bring the action (Minn. Stat. 513.57). That two-year limit applies to the disclosure statute itself; subdivision 3 of the same section keeps claims such as fraud or negligent misrepresentation available, and those have their own deadlines. Disclosing what you know, in writing, is the better protection. This is a plain-English summary, not legal advice.

Can a pre-listing inspection report take the place of my disclosure?

In part. Under Minn. Stat. 513.56, subdivision 3, you do not have to disclose information that a qualified third party's written report discloses and the buyer receives. You still have to disclose known material facts that contradict the report.

Will Janet make me a cash offer?

No. Janet is a listing broker: she represents you, the seller, and markets the house to buyers. If you already have a cash or investor offer, she can compare its estimated net with a listing and explain the contract's terms. Read how to evaluate a cash offer first.

How fast can I sell a house as is?

There is no honest guaranteed timeline. A listing's pace depends on the price, the condition, the town and the season; Janet pulls days on market for comparable homes so you can see how long similar houses took. A direct cash sale can close once title work, the buyer's funds and the documents are ready, and the closer can estimate when that will be.

Do I have to clean out the house before an as-is sale?

Only what the purchase agreement says. The as-is term covers the condition of the house, not what is left in it. Spell out which belongings, appliances and outbuilding contents stay or go, and when you hand over the keys.

I inherited the house. Does that change anything?

The sale follows the same rules, but who can sign, the probate or trust paperwork and the title work come first. Read selling an inherited home in Minnesota and talk with the estate's attorney before you list.

What does it cost to sell as is with Janet?

The same as any listing: commission is negotiated and put in writing in the listing agreement before anything else happens, along with any other charge, so there are no surprises on the closing statement.

Ready when you are

Want an as-is price for your house?

Start with your address and Janet will price the house as it stands, then walk you through all three paths. No obligation to list.

Start with your addressCall (320) 219-2488