What Should I Fix Before Selling My House?

If you’re thinking about selling your home, one of the first questions you may have is:

“What should I fix before I put my house on the market?”

It’s a good question—and the answer isn’t necessarily everything.

Homeowners sometimes begin preparing to sell and immediately start thinking about new flooring, countertops, bathroom renovations, appliances and other expensive projects. But not every improvement will give you enough return to justify doing it before you sell.

The goal is to determine which improvements could help your home show better, which issues could concern buyers, and which projects may be better left alone.

Start With Repairs, Not Remodeling

Before thinking about cosmetic upgrades, take care of the things that aren’t working properly.

Walk through your home as though you’re seeing it for the first time and look for items such as:

• Leaking faucets
• Running toilets
• Loose door handles
• Doors that don’t close properly
• Damaged screens
• Missing or broken switch plates
• Burned-out light bulbs
• Dripping exterior faucets
• Damaged trim
• Obvious deferred maintenance

Individually, these may seem minor. But when buyers notice several small problems, they can begin wondering what larger maintenance issues they aren’t seeing.

Fresh Paint Can Make a Big Difference

Painting is one of the improvements I often recommend considering because it can change the overall feel of a home without requiring a major renovation.

Rooms with very dark, highly personalized or worn walls may benefit from fresh paint in a neutral color.

That doesn’t mean every home needs to be painted from top to bottom. If the existing paint is clean and in good condition, it may be perfectly fine.

Concentrate your efforts where they will have the greatest visual impact.

Don’t Automatically Replace Your Flooring

Worn or damaged flooring deserves attention, but don’t assume that every room needs new flooring before you sell.

There are situations where replacing flooring can make a noticeable difference in how a home shows. In other cases, professional cleaning or a flooring allowance may make more sense.

Before spending several thousand dollars, consider your home’s price range, condition and competition.

Kitchens and Bathrooms Matter—but Be Careful

Kitchens and bathrooms get a lot of attention from buyers, which can make sellers feel pressured to renovate them before listing.

Sometimes updating a dated kitchen or bathroom makes sense.

Sometimes it doesn’t.

A full renovation shortly before selling can become expensive very quickly, and your choices may not be the same choices the eventual buyer would make.

Smaller improvements can sometimes provide plenty of impact:

• Updating cabinet hardware
• Replacing an outdated light fixture
• Repairing damaged caulk
• Cleaning or refreshing grout
• Replacing a worn faucet
• Touching up paint

Before undertaking a major remodel solely for resale, it’s worth discussing whether the likely return justifies the expense.

Pay Attention to Curb Appeal

Buyers begin forming an opinion before they walk through the front door.

Fortunately, improving curb appeal doesn’t necessarily require a major landscaping project.

Start with the basics:

• Mow and trim the lawn
• Remove weeds
• Trim overgrown shrubs
• Clean porches and sidewalks
• Remove unnecessary items from the yard
• Clean the front door
• Make sure exterior lights work
• Add simple seasonal plants when appropriate

You aren’t trying to create a magazine-worthy landscape. You’re showing buyers that the property has been cared for.

Clean Before You Upgrade

Never underestimate what a truly clean home can do.

Before spending money replacing things, consider whether they simply need a thorough cleaning.

Pay particular attention to kitchens, bathrooms, windows, baseboards, flooring and areas that aren’t normally part of everyday cleaning.

A clean home tends to feel brighter, better maintained and more inviting.

Decluttering Is Free—and Often Has a Big Impact

Buyers need to be able to see the home rather than everything inside it.

That doesn’t mean stripping the house of personality. It means reducing enough belongings so rooms, countertops and storage areas don’t feel crowded.

Pay special attention to:

• Kitchen countertops
• Bathroom counters
• Closets
• Pantry shelves
• Entryways
• Furniture that makes rooms feel smaller

And yes, buyers open closets.

You don’t need empty closets, but giving them some breathing room can help showcase the home’s storage.

What About Big-Ticket Items?

Roof, HVAC, water heater, windows and other major components can be more complicated.

An older system doesn’t automatically mean it needs to be replaced before selling.

Age, condition, functionality, your asking price and the expectations of buyers in your particular market all matter.

This is an area where I’d rather have a seller make a decision based on their specific property than follow a blanket rule.

Don’t Over-Improve for the Neighborhood

This is one of the most important things to consider.

Improvements don’t exist in a vacuum.

If comparable homes in your market generally sell with modest kitchens and standard finishes, installing a luxury kitchen may make your home beautiful—but it doesn’t guarantee buyers will pay enough more to recover what you spent.

Your home’s likely selling price and its competition should help guide your improvement budget.

Before You Spend the Money, Ask

One of the best times to talk with a real estate professional is before you begin preparing your home for sale—not after you’ve finished spending money.

I can walk through a property with a seller and help separate potential priorities into three simple categories:

Do it. Consider it. Skip it.

Sometimes my recommendation may involve making an improvement.

Other times it may be:

“Don’t spend the money.”

Preparing a home for the market isn’t about making it perfect. It’s about deciding where your time and money can make the greatest difference.

If you’re thinking about selling in Middle Tennessee and aren’t sure where to start, I’d be happy to walk through your home with you and help you develop a practical plan before the For Sale sign goes in the yard.

Betsy Smith, REALTOR®
Better Homes & Gardens Real Estate Town & Lake
615-828-8396