Thinking like a Home Seller is different than thinking like a home owner.

One of the most common questions I hear from potential home buyers is, "What clean up and fix up should I do before bringing my house on the market?"   I love this question because it means that the seller hasn't sunk thousands of dollars into the home already.  Unfortunately, sometimes homeowners come to me after having sunk a lot of money into their home assuming that updating kitchens and bathrooms is the way to get a lot more back when they sell a home.  Agents will disagree on this topic, but when it comes to selling your home I have a few key rules to follow:

You shouldn't put a dime into preparing your home to sell that you won't get back when you sell!

•·         Fix it, Replace it or Remove it - anything broken, should be addressed.  If the garbage disposal doesn't work, replace it fix it or remove it.  Broken items in a home indicate to a buyer that the previous owner didn't take good care of the home.  They will see the disposal and wonder what else hasn't been taken care of.

•·         Clean it - This is so simple and yet so important.  Again a clean house indicates care of a home.  If the house is dirty, a potential buyer is going to have a negative impression, spend less time in the listing and wonder what else hasn't been cared for.

•·         Paint it - It is amazing what a huge difference a coat of paint does for a home.  I can't tell you how many times I have been in a home with a buyer and they say, "I like it but I can't stand the Paint."  Paint?!  What would cost you $25 at the paint store and an afternoon could cost you an offer on your home.   One more thought on Paint: Don't use white!  Cream, beige or tan is a much better option.

•·         DON'T UPGRADE  - Don't remodel that kitchen or bathroom.  You will spend a lot of money that you will not get back dollar for dollar.  You also run the risk of finishing off a room in a way a potential buyer will not like.  A buyer would rather see a functional bathroom that is dated that they can customize to their own taste, then a finished upgraded room that they do not like.

•·         Clean up the yard - The more you can up the curb appeal the better the sale will go.  I have had some great houses where potential buyers don't even get out of the car because the house doesn't have enough curb appeal.  They pull up, take a peek and keep on going.   Clean it up, cut the grass, trim the bushes, hide the garbage cans

•·         Depersonalize the home - A buyer wants to be able to see themselves in the home not you.  Take all the pictures off the fridge, and hide the wedding photos.  Try to make it look like a hotel lobby.  Clean, bright, but neutral.  No buyer wants to feel like they are standing in YOUR living room.

One more comment on depersonalization.  I don't care how strong your political convictions are, take that politicians sign off the lawn.  You don't want to offend a potential buyer who is a card carrying member of the libertarian party. (It's a real party, you can look it up)

So what are the upgrades that I would recommend?

Anything that is tastefully done and increases space, bedrooms or bathrooms.  Finish out that basement or attic space.  If you can go from a 2 bedroom 1 bath 1200 square foot home, to a 3 bedroom 2 bath 1800 square foot home, you have made an enormous improvement.  Keep in mind though that adding bedrooms has a diminishing return with each room.  2 bedrooms is far greater then 1.  3 bedrooms is certainly better then 2.  The 4^th and 5^th bedrooms become questionable and the 6^th is almost useless unless you have the Brady Bunch as a client. (Shoot, now I am going to have that theme song stuck in my head for the rest of the day.  Here's the story...)

Keep in mind that any decent agent is going to give you clean up and fix up recommendations when they give you a price analysis of your home, so before you run out to the home depot, give me a call and ask if it is a good idea. 

Talk to you soon.