If you’re planning to sell your home this year, you might be weighing a big decision: Do you sell your house as-is and avoid repairs, updates, and extra effort? Or do you make a few improvements first to help it show better and sell for top dollar?

While selling as-is can still make sense in certain situations, the reality is that in 2026, this choice matters more than it used to. Here’s why—and how to decide what’s right for you.

 

More Homes on the Market Means Condition Matters Again

Over the past year, housing inventory has been on the rise. And according to a Realtor.com forecast, the number of homes for sale could increase by another 8.9% this year. That’s important because as buyers have more choices, they also become more selective. The days when almost anything sold quickly—regardless of condition—are fading. Details, presentation, and overall condition are starting to matter again. This shift explains why most sellers choose to make at least a few updates before listing.

In fact, a recent National Association of Realtors (NAR) study found that: 65% of sellers completed minor repairs or improvements before selling, and only 35% chose to sell their homes as-is.

 

What Selling “As-Is” Really Means

Selling as-is means you’re letting buyers know upfront that you won’t make repairs before listing—or negotiate fixes after the inspection. That can absolutely simplify the process for you, but it also comes with trade-offs.

Homes that are move-in ready tend to:

  • Attract more buyers
  • Generate stronger offers
  • Spend less time on the market

Homes that need work often appeal to a smaller buyer pool. That can lead to fewer showings, fewer offers, longer market time, and in many cases, a lower final sale price.

Selling as-is doesn’t mean your home won’t sell—it just means it may not sell for as much as it could have with some strategic preparation.

 

How the Right Agent Helps You Decide

So what’s the right move? The answer depends on your home, your goals, and your local market. That’s where working with an experienced agent, like Scott Smolen, makes all the difference.

A skilled agent can help you:

  • Compare what your home might sell for as-is vs. after minor updates
  • Identify which repairs are actually worth the time and money
  • Avoid over-improving and focus on what buyers care about most

If you sell as-is, your agent will highlight your home’s strongest features—like location, layout, or lot size—so buyers see the potential, not just the projects. If you decide to make improvements, they’ll help prioritize smart, high-impact updates that align with your budget, and the timing still works in your favor.

Spring is typically the peak homebuying season, which means you likely have several months to tackle repairs without rushing—and still hit the market at the right moment.

 

Bottom Line

Selling your home as-is can still be the right choice in certain situations. But in today’s more competitive market, it may come at a cost. You don’t have to make repairs before listing—but you may want to.

Before you decide, have a conversation with a local expert, like Scott, who can walk you through your options. He can help you evaluate your home, understand your market, and choose the strategy that puts you in the best position to sell successfully.

Thinking about selling? Reach out to Scott and the Smolen Team today for a no-pressure conversation about your home and your best next move!