Sell a House That Needs Repairs in Charleston for Cash
We buy Charleston-area houses in the condition they're in: worn roof, old wiring, termite damage, a 1975 kitchen. No repairs, no cleaning; leave what you don't want.
Get My Cash Offer Call (727) 300-6656
Selling a house as-is in South Carolina
Yes, you can sell a house as-is in South Carolina. State law allows a sale of real property “as is” (§27-50-110), and that's how we buy every house. We make our offer on the house as it stands today and take on the repairs after closing. You don't fix the roof, patch drywall, haul junk or pay a cleaning crew.
As-is doesn't mean hidden. South Carolina's Residential Property Condition Disclosure Statement has no investor or as-is exemption. You complete it, answering “no representation” where that's honest, or we both agree in writing not to use it, which the law allows (§27-50-30(13)). Either way, tell us what you know about the house. Homes built before 1978 also need the federal lead-based paint disclosure. Knowingly false or misleading answers on the state form can leave an owner liable for damages, so when in doubt, write it down. This is general information, not legal or tax advice. Your own attorney can walk you through the form.
Why so many Charleston houses need work: the 1950s–70s housing stock
A large share of the area's houses are now 50 to 70 years old. The Census Bureau's American Community Survey (2024 5-year estimates) shows it plainly:
- West Ashley's ZIP 29407: median year built 1971, with 67.5% of homes built before 1980.
- Town of James Island: median year built 1970, with 68.2% built before 1980, the oldest housing of any town in the region.
- Hanahan: 45% of homes built before 1980.
- By contrast, Mount Pleasant's median year built is 2000 and Goose Creek's is 2002.
Decades of Lowcountry humidity, storms and wear add up. The repairs owners ask us about most are the expensive ones: roofs, HVAC systems, plumbing and electrical updates, foundation and moisture problems, termite damage, mold, and kitchens and baths that were last updated decades ago.
If an inspection report has scared off a buyer, or you simply don't want to manage contractors, that's the kind of house we buy.
What repairs cost a seller who lists
When you list, buyers and their lenders expect a house in reasonable shape, and these costs come out of your pocket:
| Cost of listing | Typical figure | Source |
|---|---|---|
| Repairs and prep before listing | 1%–3% of home value | Opendoor seller cost guide (national) |
| Full staging | $1,500–$4,000+ | Opendoor (national) |
| Agent commission | Negotiable; varies by agent | Our calculator uses a 4%–6% range |
| Seller concessions | About 45% of U.S. sales included one (three months ending Aug 2026) | Redfin, as reported by Inman |
| Price reductions | Sellers received 95.6% of original list price on average | CTAR MLS, Charleston Trident region, Sept 2026 |
| Holding costs | Mortgage interest, taxes, insurance and utilities every month until closing | Your own numbers |
On a $425,000 house, the Charleston Trident region's median price in September 2026, 1% to 3% for repairs and prep works out to roughly $4,250 to $12,750 before the first showing. A 1960s ranch with a failing roof can run well past that. Then the house still has to sell: the region's median was 55 days on market, and it's often another month to close (Charleston Trident Association of Realtors MLS data, September 2026).
The honest price trade-off
Our cash offer will usually be less than what you might get listing with an agent after repairs. That's the trade for speed, certainty, no repairs and no fees. Use our cash offer vs. listing calculator to compare, and feel free to get an agent's opinion too.
Here's how we get to a number: we look at the house as-is, estimate the repairs it needs, check comparable sales nearby, and account for what we need to resell it. We'll walk you through that math with the written offer. More detail: how cash offers are calculated.
If the house needs only light work and you have the time and cash, listing may net more. If the repair list is long, a cash sale may come closer than you'd expect once commission, repairs and holding costs are counted.
How selling a house that needs repairs works with us
Tell us about the house
Use the form or call. Share what you know about the house and your timing; you don't need contractor quotes or a cleaned-up house.
Get a written cash offer
We'll send a written cash offer within 24–48 hours of seeing the house or getting the details we need, with an explanation of how we got there.
Skip the repairs and the cleanup
Leave the house as it is. Take what you want and leave the rest; we handle the cleanout, the repairs and the resale after closing.
Close on your date
We can close in as little as 7–14 days when the title is clear, at a South Carolina attorney's office, or later if that suits you. No fees or commissions, and we pay the closing costs.
See every step, including what happens at the attorney's office, on how it works.
Houses that need repairs across the Charleston area
We buy fixer-uppers, dated ranches and houses with inspection problems in every part of the area, including:
Related situations: selling a flood-damaged house and selling an inherited house, which often comes with years of deferred maintenance. Before you sign anything, read our guide to seller disclosure in an as-is sale.
Frequently asked questions
Can you sell a house as-is in South Carolina?
Yes. South Carolina law allows a sale “as is” (§27-50-110), and we buy every house in its current condition. As-is doesn't remove disclosure, though: the state's condition disclosure statement still applies unless both parties agree in writing not to use it or another exemption fits. Tell us what you know about the house. This is general information, not legal advice.
How much less does a house sell for as-is?
It depends on the repairs, the neighborhood and the market. Our cash offer will usually be less than what you might get listing after repairs, because we take on the repair costs, the risk and the resale. Our calculator estimates your listing net, including commission, repairs and holding costs, so you can compare it with our written offer side by side.
Should I fix my house or sell it as-is?
If the repairs are minor, you have the cash and the time, and you're comfortable managing contractors, fixing and listing may net more. If the list is long, such as a roof, HVAC, foundation or termite work, or you need to move soon, selling as-is avoids spending upfront and months of carrying costs. Get an agent's opinion and our offer, then compare.
Do you buy houses with mold, termites or foundation problems?
Yes. We buy houses with mold, termite damage, foundation and moisture issues, old roofs, outdated wiring and other problems. We build the repair estimate into our offer instead of asking you to fix anything first. Please share what you know, including any past inspection reports, so the offer reflects the real condition and nothing surprises either of us at closing.
Do I need an inspection before selling to you?
No. You don't need to order an inspection. We walk through the house ourselves, sometimes with a contractor, to estimate repairs before we put our offer in writing. If a past buyer's inspection report exists, sharing it helps us move faster. You're still asked to disclose known problems on the state form unless we both agree in writing to waive it.
Ready for a no-obligation cash offer?
Tell us about the house. We usually reply the same day, and you choose the closing date.