When homeowners begin thinking about selling, the project list often starts growing.
Should we replace the kitchen countertops? Update the bathrooms? Put down new flooring? Paint everything?
Before you begin collecting contractor estimates, there are a couple of questions worth asking:
Which improvements would actually add value or help your home sell?
Do any repairs need to be made to the roof, electrical, plumbing or heating and cooling systems to help a buyer obtain homeowners insurance following a four-point inspection.
The answer depends on your home’s condition, its competition, your timing and what buyers are likely to expect at its price point.
Separate maintenance from remodeling
A leaking faucet and an outdated kitchen are different kinds of decisions.
One is a maintenance issue that deserves attention. The other is a larger investment that needs to be weighed against the likely benefit.
Start by identifying what needs evaluation or repair. An active leak, damaged flooring or a system that is not operating properly should not get lost beneath a list of decorative improvements. Have the appropriate professional assess the issue so you understand the scope and cost before deciding how to proceed.
Then consider presentation: cleanliness, lighting, furniture placement, landscaping and finishes. These choices affect how buyers experience the home, but they do not all require a renovation.
A project’s cost does not establish its resale value
Spending $30,000 on improvements does not automatically make a home worth $30,000 more.
The National Association of REALTORS® and National Association of the Remodeling Industry’s 2025 Remodeling Impact Report distinguishes between the enjoyment homeowners receive from a project and its estimated cost recovery at resale. Those benefits can be quite different. Read the report overview.
If you plan to enjoy an updated kitchen for several years, personal enjoyment belongs in the decision. If you are renovating primarily to sell, I would focus more closely on how the work changes your home’s position against competing properties.
Will it address a concern buyers are likely to have? Will it make the home more appealing within a realistic price range? Or will it add expensive finishes that buyers may appreciate without paying enough extra to justify them?
Compare specific options before committing
Consider a hypothetical home with a dated but functional kitchen, worn carpeting and several heavily furnished rooms.
A complete kitchen renovation might be the first project that comes to mind. But before recommending it, I would want to compare that home with similar properties buyers can purchase today.
We might find that addressing the flooring, improving lighting and opening up the furniture arrangement would make the home present better without the cost and disruption of a kitchen project.
We might also find that updated kitchens are an important distinction among its closest competitors. That would call for a different conversation.
The point is to evaluate the actual alternatives before choosing the largest project.
Account for time as well as money
A renovation budget includes more than materials and labor.
Ask about scheduling, product availability, permits where required, cleanup and the possibility of additional work once a project begins. Also consider the expense and inconvenience of postponing your move.
A project that makes sense for someone staying another year may be a poor fit for someone relocating in two months.
I would rather help you make that decision before work begins than discover afterward that the project consumed time and money without improving your selling position enough.
Sort your list into three groups
A useful preparation plan can be organized simply:
- Worth addressing before listing: Necessary repairs and presentation improvements with a clear purpose.
- Worth considering after reviewing the cost: Projects whose benefit depends on the estimate, competition and available time.
- Better left for the next owner: Functional features or personal design choices that may not justify changing solely for a sale.
For every proposed project, ask: What problem does this solve? What will it cost? How long will it take? What happens if we leave it alone?
Before hiring contractors or making major purchases, let’s look at your home together. I can help you build a preparation plan around your property and your goals. You do not need to be ready to list to start making informed decisions.
Coni DeRise, REALTOR® | GRI®, RSPS®, PSA®, ABR®, SRES®
727-729-1423
[email protected]
ConiDeRiseHomes.com
WORKING FOR YOU… BEFORE, DURING & AFTER THE SALE
