One of the questions sellers often ask is, “What should I do to the house before I put it on the market?” Sometimes they already have a list: replace the countertops, redo the bathroom, paint every room. My first thought is usually, “Let’s take a look before you start spending money.”
After more than 20 years in real estate, I’ve learned that the right answer depends on the house, the buyers it’s likely to attract, and what else those buyers can see at the same price. A kitchen can look dated and still work beautifully. A freshly painted room can still make buyers uneasy if there’s a stain on the ceiling and no explanation for it. Those are two very different things to address.
Start with what might worry a buyer
On my first walk through a home, I separate repairs from cosmetic updates. A dripping faucet, a door that won’t close, or a loose stair railing goes on a different list from older countertops or tile that’s fallen out of fashion.
If there’s a sign of a bigger issue, like a water stain or a soft spot in the floor, I’d start by finding out what caused it. Once you understand the problem, you can compare the cost and timing of repairing it with what it would mean to leave the work for the next owner. Even if you decide against a repair, knowing what you’re dealing with makes for a more informed conversation.
Look at the similar homes buyers will see besides yours
I look at both recent sales and homes currently on the market. The sales tell me what buyers have been willing to pay. The active listings tell me what someone can go see on the same Saturday they tour your house.
Say several homes in your price range have updated kitchens. That’s useful information, but I wouldn’t jump straight to a remodel. I’d look at what your home offers in return. Does it have a better layout? A larger yard? A lower asking price? If your kitchen is clean, functional, and has good storage, buyers may be perfectly happy to live with it and choose their own finishes later. If the cabinets are damaged and the kitchen feels dark, a few targeted repairs and better lighting might do more for the way the room shows than new countertops alone.
Count the time and disruption, too
The contractor’s quote is only part of the cost. I also want to know when the work can start, how long it will take, whether you’ll be living there during it, and what happens if it pushes back your listing date.
Sometimes my recommendation is to clean thoroughly, touch up the paint, and take care of a handful of small repairs. Sometimes a larger project makes sense, especially if it solves a problem buyers are likely to notice right away. Before taking it on, though, I’d want to compare two realistic plans: What would it look like to list the home as it is, and what would we expect to gain by doing the work first? If the likely gain is hard to explain, I’d think twice about spending the money.
Leave room for the next owner’s taste
I’m often comfortable leaving a dated but well cared for kitchen or bathroom alone. The next owner may love the original tile, want a different layout, or prefer to live in the house for a year before deciding what to change. It’s hard to pick finishes for someone you haven’t met.
If you’re thinking about selling in Glendora or elsewhere in the San Gabriel Valley, I’m happy to walk through your home with you before you call a contractor. We can look at what buyers will be comparing it with and make a short list of what’s worth doing, what’s optional, and what you can leave for the next owner.