One of the first questions sellers ask me is whether they should update their home before listing.
The answer is not always yes.
Sometimes a few targeted changes can make a home feel much more current. Sellers can also spend a lot of money on improvements that buyers will not value enough to justify the cost.
Before I recommend anything, I look at the home, the neighborhood, the expected price point, the seller’s desired market time, the competition and what buyers are responding to right now.
First Impressions Matter
I start outside.
Landscaping, the front entry and overall curb appeal can shape a buyer’s first impression before they ever walk through the door.
That does not mean a major landscaping project. Trimming overgrown bushes, refreshing mulch, cleaning up the walkway, adding planters or improving the front door can go a long way.
We once had a listing in a prime Lincoln Park location with an amazing outdoor space, which was one of the best features of the condo. The problem was that the yard was basically just dirt. We added lots of color with flowers, finished it with fresh mulch, and the property sold immediately afterward with a cash offer.
Paint and Hardware Can Make a Big Difference
Paint is usually one of the easiest and least expensive ways to make a home feel cleaner, brighter and more current.
I do not automatically recommend repainting everything, but if walls are marked, colors are very specific or the finishes feel dated, it may be worth doing.
Overall, I still prefer a very neutral home, typically a soft white. I do like an occasional pop of color in a bedroom or bathroom so the entire home does not feel the same. Right now, I am loving deep green and peacock green for walls or cabinetry.
Small hardware changes can make a surprisingly big difference too. Cabinet pulls, faucets, light fixtures, mirrors and door hardware can update a kitchen or bath without turning it into a full renovation.
I usually like chrome or brass depending on the existing finishes and the seller’s furniture or staging. These changes are relatively inexpensive but can have a big visual impact.
Kitchens, Baths and Flooring Need More Thought
This is where sellers can easily overspend.
A dated kitchen does not always need to be completely redone. Sometimes hardware, paint, lighting, counters or a backsplash are enough.
The same goes for bathrooms. If the vanity, mirror or light fixture is making the room feel older, those changes may have more impact than starting over.
With flooring, I care as much about condition as style. Scratched hardwood, stained carpet or mismatched flooring may need attention, but older hardwood in good condition can still be a positive.
Warmer colors are coming back, but overall I still find that buyers are not responding well to cherry wood. I also almost always recommend changing old, yellowed lighting because it can make an otherwise good space feel dated.
I Also Tell Sellers Where Not to Spend
Part of my job is helping sellers avoid unnecessary work.
A full kitchen remodel, expensive appliances, custom closets or a major bathroom renovation may not make sense if the seller is unlikely to get that money back.
Every buyer has different tastes and styles. I have seen sellers on other listings complete full kitchen renovations only to have the new buyer rip everything out because it was not their style.
The update has to fit the home, the neighborhood and the price point.
Most of the time, I am not telling sellers “no” to improvements as much as helping them decide where the money will actually make a difference.
My Rule of Thumb
Before I recommend spending money, I ask one question:
**Will this actually change how buyers see the home enough to help the sale?**
If the answer is yes, it may be worth doing.
If not, I would rather tell the seller to save the money.
And even if a home needs work or updating, a deep cleaning is an absolute must. A home that feels clean and fresh gives buyers a much easier starting point and helps them see the potential instead of focusing on everything that needs to be done.
