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Guest Author: Christy Erikson

What Homeowners Should Fix Before Selling — And What They Can Skip

Selling your home can be equal parts excitement and anxiety. It’s the culmination of years of living, personal investment, and memory-making, now bundled into a real estate transaction. For many sellers, the biggest question isn’t about timing or price — it’s what to fix and what to let go. The wrong call could mean money left on the table or spent in vain. Here’s what the data and real estate veterans agree on when it comes to getting your house ready for market.

Start with the bones, not the bells

Buyers might swoon over granite counters, but structural problems can kill a sale before the conversation starts. Things like roof leaks, foundation cracks, and outdated wiring aren’t just cosmetic concerns — they can be dealbreakers. Before you touch the decor, have critical home systems checked and fixed. These are the repairs most likely to come up in inspections, and if left unresolved, they often force sellers into last-minute discounts or concessions. A pre-listing inspection isn’t mandatory, but it can surface issues early and let you make repairs on your own terms, not under a deadline.

Digitize the details buyers don’t ask for — but love

Most sellers don’t think to collect their paperwork, but it can make a quiet difference. Think appliance manuals, renovation receipts, HVAC service records. If you’ve ever done a big repair, you probably have a folder somewhere. Use a trusted online tool to turn that stack into PDFs (and yes, this one’s good) because being able to email a clean package to your agent or a potential buyer sends a strong signal. It says you’re organized, transparent, and not hiding anything.

Paint isn’t magic, but it helps

A full repaint isn’t necessary for every home, but some strategic updates can go a long way. If your walls are bright purple or avocado green, it’s probably time to reconsider your palette. Many agents recommend repainting key rooms with neutral tones that appeal to a broader range of buyers. That doesn’t mean every wall needs to be eggshell, but it’s worth eliminating anything polarizing. Think in terms of fresh starts — the goal is to help buyers see the home as a clean slate, not your personal museum.

Focus on curb confidence, not perfection

First impressions start at the sidewalk. You don’t need to relandscape the entire yard or install new siding, but simple exterior tasks that boost appeal can set the tone for the rest of the showing. Mow the lawn, clean the front door, fix that wobbly step. These aren’t just aesthetic moves — they signal to buyers that the home has been cared for, that it’s loved. And that feeling, even if subtle, sticks with people as they walk through.

A little landscaping, just not too much

While you’re outside, keep going — but don’t go overboard. A full replant or expensive outdoor makeover rarely pays off. Instead, look for small, focused wins like pressure wash pathways and trim planting beds. If your yard feels manageable and tidy, that’s usually enough. Anything more may tip from thoughtful to overwhelming, especially if buyers imagine spending all weekend doing maintenance.

Be honest about your appliances

It’s tempting to leave that aging dishwasher or 20-year-old fridge and let the next person deal with it. But buyers notice. If the appliances look tired, they may assume the rest of the house is, too. You don’t need to buy top-of-the-line replacements, but if you can replace aging appliances past their prime, it helps reassure buyers that the home has been kept current. Consider it a soft nudge toward trust.

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Skip the expensive statement upgrades

Here’s where restraint pays off. Splashy upgrades often cost more than they return, especially when buyers want to customize things themselves.

• Don’t invest in full kitchen remodels unless something’s broken or visibly deteriorated.
• Avoid luxury additions like jacuzzis or saunas — they rarely influence buyer decisions.
• Keep bathroom updates minimal; fresh caulk and clean grout do more than expensive tile swaps.
• Skip high-end finishes that don’t match the rest of the house or neighborhood.
• Focus spending on visible maintenance — peeling paint or worn floors send stronger signals than a wine fridge ever will.

Buyers don’t expect perfection, but they do crave clarity. They want to know what they’re walking into. A home that feels solid, maintained, and thoughtfully presented tells a better story than one with flashy surfaces and hidden issues. When you focus on what really matters — safety, livability, and simple honesty — you give your home its best chance to connect with the right buyer. 

About the Author:  Christy is an amateur beekeeper. She enjoys writing about her beekeeping adventures on Saving Our Bees.