What Should You Fix Before Selling… And What Should You Leave Alone?

One of the first questions sellers ask me is also one of the smartest ones:

What do I actually need to fix before I sell?

It’s a fair question. No one wants to pour money into a house just to wonder later if it was worth it. At the same time, you don’t want buyers walking in and immediately spotting problems that make them hesitate.

The truth is, not everything needs to be updated. Some things matter a lot. Others barely move the needle. The key is knowing the difference.

Here’s how I help sellers think through it.

Fix the Things That Raise Red Flags

If something looks broken, unsafe, or neglected, buyers notice. And when buyers notice, they start making assumptions.

Leaks, damaged flooring, peeling paint, loose fixtures, or anything that suggests deferred maintenance can slow a sale or lead to tougher negotiations. Even small issues can feel bigger to a buyer who’s already nervous about making a major purchase.

If it’s something a buyer will immediately point out during a showing, it’s usually worth fixing.

First Impressions Matter More Than You Think

Buyers decide how they feel about a home very quickly. Sometimes in the first few minutes.

This doesn’t mean you need a full renovation. It means the home should feel clean, cared for, and move in ready at a basic level.

Simple improvements often have the biggest impact. Deep cleaning, decluttering, neutral paint, and letting in as much natural light as possible go a long way. These changes help buyers focus on the home itself instead of distractions.

A well presented home feels easier to say yes to.

Be Careful With Major Renovations

This part surprises a lot of sellers.

Big upgrades like kitchens, bathrooms, or custom features don’t always pay off before selling. Buyers have different tastes, and what you love might not be what they want.

I’ve seen sellers spend a lot of money on updates only to find that buyers still plan to change things themselves. In many cases, the home would have sold just as well with smaller, more strategic improvements.

Before committing to a large project, it’s worth asking whether it will truly increase value or just add stress and expense.

Some Things Are Okay to Leave As Is

Not everything needs to be new or trendy.

Outdated but functional features are often fine, especially if the home is clean and well maintained. Many buyers expect to make cosmetic changes over time. What matters more is that systems work, the home feels solid, and there are no major surprises.

Replacing items simply because they aren’t the latest style usually isn’t necessary.

There Is No Universal Checklist

This is the most important part.

What makes sense to fix in one home or neighborhood might not matter in another. Price point, location, market conditions, and buyer expectations all play a role.

That’s why I don’t believe in generic prep lists pulled from the internet. I believe in walking through a home, looking at it honestly, and setting smart priorities.

The goal isn’t to make your home perfect. It’s to put it in the best possible position to sell well without wasting money.

If you’re thinking about selling and unsure what’s worth fixing and what isn’t, that’s a conversation I’m always happy to have. Getting clear before you start spending can make a big difference in both your timeline and your bottom line.

-Austin