A Quick Note Before You Start
This guide is primarily for traditional home sales.
The recommendations below are designed for homeowners preparing a typical property for the open market. They are not a checklist every seller—or every house—needs to complete.
If you're selling your home as-is, selling a fixer-upper, working with a tight deadline or dealing with another situation that calls for a different selling strategy, your preparation plan will look different.
In those cases, I'll give you a customized listing-prep plan—if any preparation is needed at all—based on the property, how we're positioning it, who we're marketing it to and how quickly we need to sell.
The selling strategy determines the prep. Not the other way around.
START WITH STRATEGY, NOT A SHOPPING LIST.
There is no universal checklist of improvements every homeowner should make before selling. A project that makes perfect sense for one house could be a complete waste of money in another.
Before recommending improvements, I look at:
YOUR HOME'S CURRENT CONDITION
What actually needs attention—and what's simply dated or not to someone else's personal taste?
YOUR COMPETITION
What condition are comparable homes currently competing for the same buyers in?
YOUR LIKELY PRICE POINT
Buyer expectations can change considerably at different price points. What is normal for a $400,000 listing may not be normal for a $1,000,000 listing.
COST VS. POTENTIAL RETURN
If you're going to spend money preparing the home, there should be a reason to believe the expense will improve marketability, sale price or both.
The question isn't “What could we improve?”
It's “What is actually worth improving before we sell?”
Before you spend money, call me.
Please don't assume you need new flooring, new countertops, a freshly painted interior or a remodeled bathroom just because you're selling.
Sometimes improvements make financial sense.
Sometimes a good cleaning and a few inexpensive changes are enough.
And sometimes the smartest strategy is selling the house exactly as it is.
I've seen homeowners spend money fixing things buyers would have changed anyway—or making improvements that didn't return enough additional value to justify the expense.
Let me see the house before you start writing checks.
DECLUTTER — INCLUDING THE PLACES YOU THINK BUYERS WON'T LOOK.
Decluttering helps rooms feel larger, makes photography cleaner and allows buyers to focus on the home rather than everything inside it.
That doesn't mean you have to pack up half your life.
Start with anything you know you won't need before the move. Remove excess furniture if it's making rooms feel crowded. Clear unnecessary items from countertops, tables and other visible surfaces.
And don't forget the storage spaces.
YES, BUYERS OPEN CLOSETS.
They also look inside pantries, cabinets and other built-in storage.
A closet packed from floor to ceiling can unintentionally tell a buyer:
“This house doesn't have enough storage.”
You don't need empty closets. You want organized closets with visible breathing room.
If you're going to pack things anyway, seasonal clothes, extra linens and items you rarely use are great places to start.
You're moving eventually. Getting a head start on packing can help you sell the house you're leaving.
DEPERSONALIZE — WITHOUT MAKING YOUR HOME FEEL EMPTY.
Your home doesn't need to look like nobody lives there.
The goal is simply to make it easier for buyers to imagine themselves living there.
Consider temporarily packing away:
Large collections of family photographs
Highly personal or potentially distracting décor
Awards, diplomas or items containing personal information
Excess refrigerator magnets, papers and photos
Anything particularly valuable or irreplaceable
A few family photos aren't going to prevent your house from selling. We're not trying to erase your personality.
We're trying to keep the house—not your belongings—as the thing buyers remember.
HANDLE THE LITTLE REPAIRS YOU'VE STOPPED NOTICING.
Every homeowner has them.
The loose cabinet handle. The door that sticks. The burned-out bulb. The dripping faucet. The missing switch plate. The caulk that's seen better days.
Individually, these things are small.
But when buyers encounter several of them during one showing, they can create the impression that the house hasn't been maintained.
Before listing, we'll identify inexpensive maintenance items that are worth addressing.
That may include things like:
Replacing burned-out bulbs
Tightening loose hardware
Touching up obvious wall damage
Repairing dripping faucets
Replacing damaged outlet or switch covers
Adjusting doors that don't close properly
Repairing damaged screens
Refreshing deteriorated caulk
Addressing obvious minor leaks
Replacing obviously damaged or missing hardware
Small maintenance items can have an outsized effect on how well cared for a home feels.
WHAT ABOUT BIGGER REPAIRS?
A roof, HVAC system, foundation issue, plumbing problem or other major repair is a very different decision from fixing a loose doorknob.
Don't automatically repair it—and don't automatically ignore it.
We'll look at the problem, likely cost, how it affects marketability and financing, and what the home may be worth with and without addressing it.
Depending on the situation, it may make more sense to repair it, price accordingly, offer a concession where appropriate or sell without making the repair.
If the house needs extensive work, that's an entirely different selling strategy.
[Selling a Fixer-Upper →]
SHOULD YOU PAINT?
Maybe.
Fresh paint can be one of the more cost-effective ways to make a home feel cleaner and more current—but that doesn't mean every seller needs to repaint every room.
We'll look at:
Condition. Are the walls dirty, damaged or heavily marked?
Color. Is a particular color likely to distract a large portion of buyers?
Competition. How does your home present compared with competing listings?
Cost. Will repainting likely make enough difference to justify doing it?
Neutral doesn't have to mean turning your entire house builder beige.
Sometimes touching up what you already have is enough.
SHOULD YOU REPLACE FLOORING?
Again: maybe.
Badly damaged flooring can affect how buyers perceive the entire home. But replacing perfectly functional flooring simply because it isn't the newest trend doesn't automatically make financial sense.
Before replacing flooring, we'll consider:
Its actual condition
How much of the home is affected
Replacement cost
The home's likely price range
Competing inventory
Whether buyers at that price point are likely to expect an update
Whether replacement is likely to improve your net result
Don't spend thousands fixing a problem the market may already be willing to price around.
BIGGER UPDATES SHOULD BE A BUSINESS DECISION.
Kitchens and bathrooms can influence buyers—but they can also eat an enormous amount of money.
If your home is substantially dated compared with competing properties, certain improvements may improve its market position.
But we're going to do the math first.
Spending more does not automatically mean netting more.
We'll compare the cost, potential value increase, likely buyer expectations and time required before recommending a substantial pre-listing improvement.
DON'T FORGET THE OUTSIDE.
Buyers start forming an opinion before they walk through the front door.
You don't need professional landscaping or a completely redesigned yard. You do want the exterior to look maintained and inviting.
LAWN & LANDSCAPING
Mow and edge the lawn, trim overgrown shrubs and trees, remove dead plants and clean up leaves or debris.
PRESSURE WASHING
Driveways, sidewalks, patios, siding and fences can accumulate years of dirt, mildew and staining.
Pressure washing appropriate surfaces can make a surprisingly large visual difference for relatively little expense.
THE FRONT ENTRY
The front door is where buyers may stand for a minute or two while their agent accesses the lockbox.
That means they have plenty of time to notice peeling paint, cobwebs, dead plants, dirty glass or a worn-out doormat.
Clean the entry and make sure the door, hardware and lighting present well.
EXTERIOR MAINTENANCE
Address obvious minor issues such as damaged screens, loose fence boards, hanging gutters or visibly broken fixtures when practical.
BACKYARD & PATIO
Clean up pet waste, toys, equipment and unnecessary clutter.
If you have a patio, porch, pool or outdoor living area, help buyers understand how the space can actually be used.
Curb appeal isn't about making the house fancy. It's about making it look cared for.
WHAT STAYS WITH THE HOUSE?
If there's a fixture you intend to take with you, let's deal with it before buyers fall in love with it.
That might include a particular chandelier, mounted television equipment, specialty shelving or another permanently attached item you don't intend to convey.
Whenever practical, remove the item before listing and replace it appropriately.
Why?
Because telling a buyer:
“See that gorgeous chandelier that looks perfect in this dining room? You can't have it.”
is a completely avoidable negotiation.
We'll also make sure any exclusions that need to be addressed in the listing or contract are handled appropriately.
MAKE EVERY ROOM'S PURPOSE EASY TO UNDERSTAND.
Buyers shouldn't have to stand in a room wondering what they're supposed to do with it.
If your dining room has become an office, the spare bedroom is filled with storage or the breakfast area currently houses exercise equipment, we may want to reconsider how those spaces are presented.
That doesn't necessarily mean staging the entire house.
Sometimes simply rearranging or removing furniture makes the home's floor plan easier to understand.
Show buyers the space—not just how your family currently uses it.
SHOULD YOU STAGE AN EMPTY HOME?
Vacant homes can be harder for some buyers to understand spatially.
Without furniture, buyers may have difficulty judging whether a bedroom fits a king-size bed, where a television might go or how furniture could be arranged in an unusual room.
Depending on the property and price point, staging some or all of a vacant home may make sense.
Other times, great photography and virtual staging may be enough.
We'll decide based on the house and the likely buyer—not because every empty property automatically needs a truckload of rented furniture.
CLEAN LIKE YOUR HOUSE IS ABOUT TO BE PHOTOGRAPHED.
Because it is.
A normal lived-in clean and a listing clean are two different things.
KITCHENS
Counters, appliances, sinks, cabinet fronts, backsplashes and floors.
BATHROOMS
Showers, tubs, grout, mirrors, fixtures and toilets.
FLOORS
Vacuum carpets and rugs; clean hard flooring thoroughly.
WINDOWS & GLASS
Dirty glass is especially noticeable in listing photography and bright rooms.
BASEBOARDS, FANS & FIXTURES
Dust and buildup can become surprisingly visible in photographs.
ODORS
Pet odors, smoke, cooking smells and heavy fragrances can all affect a buyer's first impression.
Clean smells like nothing.
Don't try to cover an odor with six plug-ins and a vanilla candle army. Find the source.
PETS NEED A LISTING PLAN, TOO.
Pets live there. That's fine.
But we need a plan for photography and showings.
That may include:
Removing food and water bowls for photos
Storing crates, beds and toys when practical
Cleaning litter boxes
Picking up pet waste outside
Managing barking or anxious pets during showings
Determining whether animals need to leave during appointments
This isn't just about presentation.
It's also about keeping your pets and the people viewing your home safe.
PREP FOR PHOTOGRAPHY.
Your listing photos may be a buyer's first showing of your home.
Before photography:
Clear kitchen and bathroom counters as much as practical
Remove trash cans, cleaning supplies and pet items
Hide visible cords when possible
Make beds and straighten bedding
Open blinds and curtains as appropriate
Replace burned-out bulbs and make sure lighting works
Remove vehicles from the driveway when practical
Put away personal paperwork, medications and valuables
Remove temporary items that distract from the room
Turn off televisions and ceiling fans
And yes:
Close the toilet lids.
The goal is to give the photographer the cleanest possible version of the house.
THEN WE NEED TO KEEP IT SHOWING-READY.
Photography happens once.
Showings may happen repeatedly.
Before the listing goes live, we'll come up with a realistic routine for keeping the home ready without making you miserable.
MORNING RESET
Beds made, counters cleared and dishes handled.
LIGHTING
Blinds positioned appropriately and lights easy to turn on.
TEMPERATURE
Keep the home reasonably comfortable for buyers.
PETS
Follow the showing plan we've established.
ODORS
Trash out, litter managed and strong cooking smells considered.
ACCESS
Make it as easy as reasonably possible for qualified buyers to see the property.
The easier your home is to show, the easier it is for buyers to consider buying it.
PROTECT YOUR PRIVACY WHILE YOUR HOME IS FOR SALE.
Remember: people you don't know will be walking through your home.
Before showings begin, secure or remove:
Prescription medications
Financial documents
Mail containing personal information
Passports and identification
Jewelry and other valuables
Firearms
Spare keys
Sensitive work documents
Calendars or notes displaying family schedules
Anything else you wouldn't want a stranger to access or photograph
Most buyers are simply there to look at your house.
We still don't need to leave your tax return sitting on the desk.
BEFORE WE GO LIVE, WE WALK IT AGAIN.
Once the preparation is finished, I'll look at the property again with you.
We'll evaluate the house the way a buyer is about to see it:
Because preparation has a stopping point. The goal isn't to make your home perfect. The goal is to make it ready for the market.
Want the whole checklist?
Download My Home Seller's Preparation Guide
A room-by-room checklist you can use while preparing your home for photography, showings and the market.
Thinking About Selling?
Let Me See the House Before You Start Working on It. I'll help you determine what's worth doing, what's worth skipping and what your home actually needs to compete.
Prepare strategically. Spend intentionally. Sell confidently.