Quick answer: Yes, you can sell a house as-is in Fairfax County, and in most cases you should list it as-is on the open market rather than take the first cash offer. “As-is” in Virginia means you will not make repairs or give repair credits, not that you can hide what you know. You still deliver the state Residential Property Disclosure Statement, you still disclose lead paint on homes built before 1978, and you still answer buyer questions truthfully. I’m David Mount, a REALTOR with The Redux Group of eXp Realty, and I have sold as-is homes in Falls Church, Burke, Springfield, and Centreville, including one that had not been updated in decades. A clean-out, a deep clean, and honest pricing usually get an as-is house under contract in under two weeks here. Call or text me at 571-946-8418 and tell me about the house.
Last reviewed and updated: October 22, 2026
What does “as-is” actually mean in Virginia?
Virginia is a buyer-beware state. Under the Virginia Residential Property Disclosure Act (Va. Code § 55.1-703), a seller gives the buyer a Residential Property Disclosure Statement that says, in effect, the owner makes no representations about the condition of the property and the buyer should do their own due diligence. That is already close to an as-is posture. Selling “as-is” on top of that means your contract states you will not make repairs, will not pay for repairs, and will not credit the buyer for inspection findings.
Three things do not change when you sell as-is:
- You still deliver the state disclosure statement before the contract is ratified.
- You still give the federal lead-based paint disclosure if the house was built before 1978, which covers most of Burke, Springfield, Annandale, and Falls Church.
- You still cannot actively conceal a known problem or lie when asked. “As-is” protects you from paying for repairs. It does not protect you from a fraud claim.
Buyers in Fairfax County can still do a home inspection on an as-is house. The difference is what the inspection is for: a walk-away decision, not a negotiation. Most as-is contracts here use an “inspection for information only” or a short void-only inspection period.
Cash buyer or list it as-is? The honest comparison
Every dated house in Fairfax County gets postcards from cash buyers. Some of those offers are fair. Most are 15 to 30 percent under what the open market would pay, because the buyer is pricing in their renovation, their holding costs, and their profit. Here is how the two routes compare in practice:
| Direct cash buyer | List as-is on the open market | |
|---|---|---|
| Price | Lowest. You pay for their convenience and their profit. | Highest. Investors, flippers, and owner-occupants compete. |
| Time to contract | Days | Usually under two weeks for a well-priced dated house here |
| Showings and prep | One walkthrough | Clean-out and deep clean, then a short showing window |
| Certainty | High if the buyer is real; some retrade at the last minute | High once ratified with a strong deposit and short contingencies |
| When it makes sense | Serious structural or title problems, an out-of-state owner who cannot manage any prep, or a timeline measured in days | Almost every other case |
There is a third route I use often: a quiet sale to a vetted cash buyer from my own network, at an open-market price, with no showings. That is how the Springfield Park and Centre Ridge sales below were done.
What to do before an as-is listing (and what not to spend on)
As-is does not mean untouched. The sellers who get the best as-is prices do three cheap things and skip the expensive ones:
- Clear it out completely. An empty, swept house reads as “needs updating.” A full house reads as “a project.” Estate clean-out companies in Fairfax County can do this in a few days.
- Deep clean, including windows. Buyers forgive dated. They do not forgive dirty.
- Fix only safety and access items. A missing handrail, a dead smoke detector, a door that will not open. Nothing cosmetic.
Skip the kitchen, the baths, the roof, the windows, and the HVAC. If the carpet is in decent shape, a stretch and a cleaning beats replacement. One of my Prince William County sellers had the carpets stretched and the paint touched up instead of replacing either, and it was well worth the money. If you are tempted to do more than this, read which pre-sale improvements actually pay in Virginia first. Paint and carpet are the only two that reliably return more than they cost on a dated house.
A pre-listing inspection, about $500 to $700 in Northern Virginia, is optional on an as-is sale. I recommend it when the house is older than 40 years and you do not know the condition of the roof, sewer line, or electrical panel. Knowing the problems lets you price for them instead of discovering them at the buyer’s inspection.
How to price an as-is house in Fairfax County
Price it against what renovated homes in the neighborhood have sold for, minus a realistic renovation budget, minus a modest discount for the buyer’s trouble. Not minus the full cost of a dream renovation. In Burke, Springfield, Annandale, and Falls Church, the gap between a dated colonial and a fully updated one on the same street is often $100,000 to $200,000. The as-is price should land inside that gap, not below it. Priced right, an as-is house draws several kinds of buyers at once: a flipper, a contractor buying for a family member, and an owner-occupant who wants the location and plans to renovate over time.
Thinking about selling a dated house in Fairfax County as-is?
Call or text me at 571-946-8418. I will tell you what the house could sell for as-is, which route fits your timeline, and what to do before listing.
12+ years, $130M+ sold, 100+ five-star reviews across Google, Zillow, Realtor.com, and FastExpert. NVAR Platinum Top Producer. CPRES certified.
Real as-is sales I have closed in Fairfax County
Falls Hill, Falls Church (Fairfax County side), 2020
An inherited single-family home at 7516 Salem Rd, listed as-is after a full clean-out and no renovations. Under contract after 12 days on market and closed at $612,500. The seller did exactly what this page recommends: empty it, clean it, price it honestly, and let the market decide.
Lake Braddock, Burke, 2025
A four-heir estate sale on Wallingford Drive, sold as-is at full price. Two of the heirs lived in the house, one lived in West Virginia, and one a few hours away. Anne M., one of the heirs, left a five-star review for how the as-is sale was handled.
Springfield Park, Springfield, 2023
A single-family home that had not been updated in decades. Instead of a public listing, I sold it as-is, off market, to a cash buyer from my own network who paid a strong price. No showings, no repairs, closed in cash on the seller’s timeline. This is the “third route”: a cash sale at an open-market number, not a wholesaler’s number.
Centre Ridge, Centreville, 2025
A government retiree moving to Florida wanted convenience over squeezing out the last dollar. I sold the house as-is, off market, to a cash buyer so he could leave on schedule. Nathan L. left a five-star review for how simple it was.
Photos and the full case studies are on the Fairfax County inherited home guide and the selling-to-retire guide.
Have a similar house?
Call or text me at 571-946-8418 and tell me the neighborhood and roughly when it was last updated. That is enough for a first conversation.
Four as-is sales above, in Falls Church, Burke, Springfield, and Centreville. Every one closed on the seller’s timeline.
Frequently asked questions about selling as-is in Fairfax County
Can I sell a house as-is in Fairfax County, Virginia?
Yes. Virginia is a buyer-beware state, and the standard Residential Property Disclosure Statement already tells buyers to do their own due diligence. Selling as-is means your contract states you will not make or pay for repairs. You still deliver the disclosure statement, the lead paint disclosure for pre-1978 homes, and truthful answers to direct questions.
Do I still have to fill out a disclosure form if I sell as-is in Virginia?
Yes. The Virginia Residential Property Disclosure Statement is required in almost every sale of one to four residential units, as-is or not. It is a short form from the Virginia Real Estate Board. Separate disclosures apply for lead paint, a septic system under a repair waiver, and a privately owned stormwater facility.
Will I get more money selling as-is on the market or to a cash buyer?
Almost always more on the market. Cash buyers who mail postcards typically offer 15 to 30 percent below what competing buyers would pay. The exception is a house with serious structural or title problems, or a seller who truly cannot manage any prep. I can also arrange a cash sale to a vetted buyer from my network at a market price, which is how the Springfield Park and Centre Ridge sales were done.
Can a buyer still do an inspection on an as-is house?
Yes. Most as-is contracts in Northern Virginia allow an inspection for information or a short void-only period. The buyer can walk away, but cannot demand repairs or credits.
What should I fix before selling a house as-is?
Safety and access items only: handrails, smoke detectors, a door that will not open. Clear the house out and deep clean it. Skip kitchens, baths, roofs, and systems. If carpet is in decent shape, stretch and clean it rather than replace it.
How long does an as-is house take to sell in Fairfax County?
Priced correctly, usually under two weeks to contract. My Falls Hill as-is sale went under contract in 12 days. Closing is typically 30 to 45 days after that, or faster with a cash buyer.
Do I need to clean out an inherited house before selling it as-is?
You should. An empty house sells for more than a full one, even as-is. Estate clean-out services in Fairfax County can empty a house in days. The Falls Hill sale above was a full clean-out with no renovations.
Have you actually sold as-is houses in Fairfax County?
Yes. Falls Hill in Falls Church (2020, as-is after clean-out, contract in 12 days, $612,500), Lake Braddock in Burke (2025, four-heir estate, as-is at full price), Springfield Park in Springfield (2023, not updated in decades, off-market as-is cash sale), and Centre Ridge in Centreville (2025, off-market as-is cash sale for a retiree moving to Florida).
Still have questions? Call or text me at 571-946-8418.
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David Mount, REALTOR, CPRES, MRP
The Redux Group of eXp Realty
NVAR Platinum Top Producer