Eric Tolman of Genesis RE Holdings (ASDM Homes) is a local cash home buyer in San Joaquin and Stanislaus counties, California, helping homeowners sell houses that need repairs, as-is, on their own timeline. Yes, nicer homes nearby can help you sell a run-down house in Ripon. They show a buyer what your house could become once the work is done. They do not erase the repairs, though, so the cost of that work still affects what a buyer will pay.

Why does a run-down house stand out so much in Ripon?

Ripon is a small farm town with a lot of well-kept, higher-end homes. There are not a ton of older homes here. So when a house has fallen behind, you notice it.

That can feel hard if it is your house. Maybe the roof is tired. Maybe the kitchen has not changed in a long time. Maybe the repairs piled up slowly, one small job at a time, until the list felt too big to start.

A house that needs work is not a failure. It may just mean life got busy or the money went somewhere else. The houses that come to Eric in Ripon are often the lower-priced homes that have gotten run down and need lots of repairs. It is a common situation, and you have more than one way to handle it.

How can nicer homes nearby help my house?

A buyer looking at your house is not only looking at what is there today. They are also picturing what it could be when it is finished.

Nearby homes help answer that question. If similar houses close by are in good shape, a buyer can get a better idea of what your house might be worth after the work is done. That gives them a clear goal.

The setting can help too. A worn house on a well-kept street may give a buyer more confidence that the work will be worth doing. That is one reason you do not have to think of your house as hopeless just because it looks different from the homes around it.

Where does that help stop?

The homes nearby can raise what your house might be worth when it is finished. They do not tell you what it is worth as it sits today.

A nearby house may have a newer roof, a nicer kitchen, or more space. Your house may need all of those things done first. Any buyer will think about that work before they decide what to pay.

So be careful when you compare your house to the nicest one down the street. Its sale price may tell you what a finished home can bring. It will not tell you what a home with a long repair list will bring.

The condition of the house can also change who is able to buy it. Some buyers want a home they can move into right away. Others may be using a loan, and a lender may look closely at a house with major problems. That can leave you with fewer buyers, even in a town with lovely homes.

Should I fix up the house before I sell?

Sometimes yes. It depends on the size of the job, how much time you have, and whether you have the money to do it.

If the house needs a few small things, and you have the time, a little work may help when you list it. Fresh paint and a good cleaning can go a long way on a house that is mostly in good shape.

Bigger repairs are a harder call. Before you start, ask yourself these questions:

• Can I pay for this work without stretching too thin?
• Do I have the time and energy to manage it?
• What happens if the crew finds more problems once the work starts?
• Do I need to be done by a certain date?

If those answers make you tired, that is useful to know. It may be a sign that selling the house as it is would suit you better.

How would Eric figure a number on my house?

This is the first thing most sellers ask, and it should be. Eric comes out himself and walks through the house with you. He will ask about the home and its history, not just point out what is wrong. Those stories help him understand the house and price the repairs right.

From there, he looks at what the house could be worth once it is fixed up. Then he takes out what the repairs and the rest of the project will cost, along with what he needs to make on the deal. He does not hide that part. In his words, “I will be putting money into it so I can sell it later.”

He will show you how he got to his number. Take your time with it. Think it over and compare it to your other options. There is no deadline to answer.

Your options, side by side

Neither path is right for every house. Here is how they compare.

Listing with an agent

• You may get a higher price, especially if the house is in good shape or you make repairs first.
• You will likely have showings, and you may need to get the house ready for them.
• You may pay an agent commission and other selling costs.
• The timing depends on finding a buyer and on that buyer’s sale going through.

Selling as-is to a cash buyer

• You will likely get less than a fixed-up house would sell for, because the buyer takes on the repairs.
• With Eric, there are no repairs, no showings, and no fees.
• You pick the closing date, and it can be in as little as 2 weeks.
• You do not have to manage any of the work or wait for the right buyer to come along.

An agent is the better fit if your house is in great shape, you want full price, and you have time. Eric will tell you that himself. A cash sale tends to fit better when the repairs are more than you want to take on, or when you want a simpler sale on a date you choose.

Common questions about selling a run-down house

Do I need to clean out the house first?

No. Eric buys houses as-is, so you do not need to fix it up before he sees it. Walk him through it the way it is now.

Can I talk with Eric and still list with an agent?

Yes. Hearing his number does not lock you in. You can compare it to what an agent tells you and choose what makes sense for you.

Does Eric buy duplexes in Ripon?

Yes. Eric buys single-family homes and small multi-family houses, from duplexes up to fourplexes, that need repairs.

What if my closing date needs to change?

Tell Eric. You pick the day, and he works with you to move it when life changes.

If your Ripon house has fallen behind the homes around it, you do not have to decide anything today. When you are ready to hear what your options look like, call 209-867-7669 or visit asdmhomes.com/contact to talk with Eric.