Sell as-is, or fix and list? Honest math.
The pitch from cash buyers is speed. The pitch from agents is top dollar. Both are partly true. Here's what actually changes hands when each path closes — for a typical Wichita home in dated-but-solid condition.
- Inherited a house with original 1970s finishes and no time to renovate
- Burned out on tenants, want to be done in 30 days
- Have $8–20k available to spend on prep but unsure if it's worth it
- House needs a roof or HVAC and you don't want to write the check
- Just want clarity on what each path actually nets — not a sales pitch
Same house, three outcomes
Sell as-is to cash buyer
Vetted local investor, your-name-on-the-deed close.
List as-is on MLS
Traditional listing with no prep work.
Targeted fixes + list
Spend $8–20k on the highest-ROI fixes, then list.
Worked example: 1,400 sqft Wichita ranch, dated condition
Likely as-is market value (per ValueScope): ~$165,000.
| Path | Sale price | Costs | Net |
|---|---|---|---|
| Cash buyer (as-is) | $132,000 | $0 | $132,000 |
| MLS as-is | $158,000 | $11,000 | $147,000 |
| Fix & list (paint + flooring + curb) | $184,000 | $15,000 prep + $13,000 fees | $156,000 |
Spread: $24k. That's real money — and that's also 4 months of carrying costs, decision fatigue, and the chance the project goes sideways. There's no universal answer.
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Estimates and ranges on this page are educated guesses based on local data and the inputs you provide. They are not appraisals or contractor bids. Real outcomes vary.