Smart Sells: Your Presale Home Prep Guide

Dear Monty: We are going to sell our home, and we are confused about which improvements to make. The internet has conflicting information. What are the most cost-effective ways to prepare our home for sale?

Monty's Answer: When preparing a home for sale, focus on maximizing visual appeal and addressing fundamental maintenance issues. Many of these tasks involve elbow grease or being a handyman/carpenter, while others may include being plumbers or electricians. Don't skimp on replacement parts. Here are the key areas to focus on:

Home Inspection First (Cost $300-$800): Discover any hidden issues, learn what to focus on, get suggestions from the home inspector and decide whether to disclose or repair/replace. An accurate upfront home inspection builds buyer confidence, increases the chance of an offer, eliminates second negotiations and reduces potential liability.

Deep Cleaning and Decluttering (Cost: $200-$500): This includes a professional deep cleaning of the entire house; removal of personal items and excess furniture; organization of closets and storage spaces; and cleaning of windows, carpets, ceiling fans and air vents. These small tasks create an immediate positive impression and make spaces appear larger.

Fresh Paint (Cost: $2,000-$3,500): Focus on neutral colors for broad appeal; prioritize high-traffic areas and rooms with dated or bold colors; and include trim and doors if needed. Paint offers one of the highest returns on investment, typically 100-150% ROI.

Curb Appeal Enhancements (Cost: $500-$1,500): Invest in fresh mulch and basic landscaping; removal or trimming of overgrown shrubbery or tree branches; power washing of the exterior, walkways and driveway; cleaning or painting of the front door; and updating of house numbers and mailbox. First impressions are crucial, and these relatively inexpensive improvements can significantly impact buyer interest.

Minor Kitchen Updates (Cost: $1,000-$2,500): Paint or replace cabinet hardware; update light fixtures; replace dated faucets; and professionally clean grout. Avoid major renovations, as full kitchen remodels rarely recover their costs in most markets.

Lighting Improvements (Cost: $300-$800) Replace outdated light fixtures; install brighter bulbs; add lamps to dark corners;, and clean existing fixtures. Good lighting makes spaces feel larger and more welcoming.

Basic Repairs (Cost: $500-1,500): Fix leaky faucets; repair wall holes; replace broken tiles; fix squeaky and broken doors; and fix loose handles. These minor issues can raise red flags for buyers.

Professional Photos (Cost: $300-700): Hire a professional real estate photographer and ensure photos are taken when the home is staged and well-lit. Quality photos are essential for online listings, where most buyers start their search.

Important Considerations: Focus on improvements visible in photos and during first showings. Avoid major renovations such as bathroom remodels or additions. When deciding on improvements and pricing, check the internet for comparable homes. Keep receipts for all improvements to demonstrate care and maintenance to buyers.

What to Skip: Do not undertake major system upgrades; room additions; structural changes; high-end finishes in moderate-priced neighborhoods; specialized features that may appeal to only some buyers; or extensive landscaping projects.

The goal is to make the home appealing to the broadest possible pool of buyers while investing as little as possible to achieve that goal. These improvements typically offer the best return on investment and help homes sell faster. Remember, you're preparing the house for the next owner, not for yourself, so focus on universal appeal rather than personal preferences.

Richard Montgomery is a syndicated columnist, published author, retired real estate executive, serial entrepreneur and the founder of DearMonty.com and PropBox, Inc. He provides consumers with options to real estate issues. Follow him on Twitter (X) @dearmonty or DearMonty.com.

----