Is it better to sell a house as-is or fix it up first?
Should You Sell Your Houston House As-Is or Fix It Up? 2026 Market Insights
As we move into early 2026, the Houston real estate market has shifted into a "Great Thaw." After years of low inventory, we are seeing a more balanced market where Houston homebuyers have regained their leverage. The decision to sell "as-is" versus investing in repairs now carries more weight than ever.
In today’s climate, the "as-is" route is ideal for homeowners in neighborhoods like The Heights or River Oaks who have significant equity but lack the time or liquid cash for a major overhaul. However, with inventory in the Greater Houston area rising nearly 9% year-over-year, "move-in ready" homes are once again the gold standard for fetching top dollar and avoiding long days on market (DOM).
The Solution: A Strategic Houston Hybrid
For most sellers in Harris County, the best approach is a "Strategic Refresh" rather than a total gut job. Focus on high-ROI updates that pass the strict Houston home inspections that have become standard again in 2026.
Prioritize the "Big Three": Buyers are wary of Houston’s climate. Ensure your HVAC system, roof, and foundation are in solid shape. In 2026, a failing AC in the Texas heat is a deal-breaker.
Minor Kitchen & Bath Updates: A minor kitchen remodel in Houston currently sees an 80% ROI. Focus on cabinet refacing and quartz countertops rather than custom structural changes.
Boost Curb Appeal: First impressions matter in a competitive market. Simple landscaping and a fresh coat of neutral exterior paint can provide a 400% ROI.
Address Deferred Maintenance: Fix leaky faucets, replace cracked tiles, and swap out dated light fixtures. These small wins prevent buyers from "price chipping" during the option period.
Consider an As-Is Sale for Speed: if you need to relocate quickly to suburbs like Katy or The Woodlands, selling to a cash buyer or investor can close the deal in as little as 7–14 days, though you will likely net 15-25% less than market value.
Frequently Asked Questions (FAQ)
Is it hard to sell a house as-is in Houston right now? It is not "hard," but it requires realistic pricing. In early 2026, the median days on market in Houston is roughly 41 to 70 days. As-is homes often sit longer unless they are priced aggressively to attract investors or "fix-and-flip" pros.
What are the most requested repairs from Houston buyers in 2026? Buyers are currently focusing on energy efficiency (due to rising utility costs) and foundation health. Expect requests for "Repair Estimate Reports" following inspections, as buyers now have the leverage to ask for credits or repairs.
Can I sell my house as-is if it has foundation issues? Yes, but you must disclose it. In the Houston housing market, foundation issues are common due to expansive clay soil. Selling as-is usually means the buyer will factor the $10,000–$25,000 repair cost into their offer.