Setting the appraisal aside (which is something I find difficult to do but I’ll give it a go at for the sake of sticking to the point) home updates can do one of three things for a home seller. They either increase the value of the home, decrease the days on the market, or they simply become a money pit.
Home Sellers often ask what updates or upgrades are important before listing their home for sale. My answer varies based on a number of factors including age of the home and current condition, the surrounding neighborhood, competition in their price range, and ultimately the homeowners budget and their anticipated bottom line when the sale is complete.
Taking all of the above into consideration, my advice to potential home sellers will always follow three basic guidelines:
- do everything in moderation
- think ‘neutral’
- gauge what value the update will have beyond the visual
For instance, replacing damaged or outdated countertops may or may not be a good idea, but if you do decide to take that route, it’s important that you don’t go overboard- luxury materials for example, in an entry-level neighborhood will not benefit you. Stick to solid, functional components with a proven track record. No trendy colors, no out-of-the-box styles.
The third guideline can be just as critical. In light of the considerable investment that the home buyer is making, any future-cost-saving updates or energy efficient devices will represent additional value to the buyer, such as programable or smart thermostats, tankless hot water heaters, 
energy efficient appliances, and low-flow plumbing fixtures.
Whether you plan to sell in the summer, spring, or winter, you likely know of the few staple “to-dos” to get your space market-ready: cleaning, painting, decluttering, landscaping, and stripping your home of super personal belongings like family photos. But should you be doing more? Probably. According to Zillow, sellers average 2.2 renovations or improvements to prepare to sell their home, with 79 percent making at least one. And for good reason – nearly a quarter of sellers who make improvements sell above list price, compared with 16 percent of sellers who don’t.
But what improvements should you focus on? Zillow suggests a good rule of thumb: A smaller, inexpensive upgrade typically brings a bigger reward than a more involved and time-consuming one.
Here are a few items on Zillow’s “Do” list for sellers looking to pocket the biggest payoff:
Dive into the “curb appeal” projects first, and do them smartly. New paint inside and out and basic landscaping and yard care typically runs about $3,000, according to recent research by Zillow and Thumbtack, and are typically the most common and necessary improvements. And choosing the right eye-catching colors can increase a home’s value far beyond just the appeal of new paint. A recent Zillow analysis found that yellow homes sell for nearly $3,500 less than expected, while the right color door can lead to an extra $6,000 in a seller’s pocket.
Upgrade the bathrooms (but not too much). A mid-range bathroom remodel – replacing the toilet, tub and light fixtures, adding a double sink, tiling the floor and hanging some wallpaper – typically results in a $1.71 increase in home value for every dollar spent, if the bathroom is at least 25 years old. But an upscale bathroom remodel – top-end features, full-body-wash shower, bidet – will actually cost a seller, adding 87 cents of home value for every dollar spent.
Install new windows. New mid-range windows can return $1.15 for every dollar, but get too fancy and you’ll end up breaking even.
Be careful with current design trends. Warm modernism and organic accents are in, bold colors and an overtly rustic feel are out. The right design can show buyers the potential in your home.
And some important “Don’ts”:
Don’t Focus on the kitchen. Kitchen renovations, at any level, are among the worst return on investment of the home improvements we studied, at about 50 cents on the dollar. Part of the reason is that the kitchen is one of the few rooms in a house where different people want different utility. You could spend $30,000 renovating a kitchen only to turn off some potential buyers who would have done it differently.
Don’t Bother with the basement. The only renovation we studied that paid off worse than a kitchen remodel was finishing a basement, at a bit less than 50 cents on the dollar, even if you add a bathroom.
“If you’re fixing up your home to appeal to a variety of potential buyers, go for changes that have a broad appeal,” says Skylar Olsen, Zillow’s director of economic research. “Fresh paint in the new ‘it’ neutral, signals a well-maintained home, and most people can imagine their own furniture matching the walls. A luxury chef’s kitchen won’t matter to the majority of folks who can’t call themselves a good cook and just eat out often anyway. Sometimes the basement is best for storage. Start small and seek expert advice.”
Source: Zillow Reprinted with permission from RISMedia. ©2019. All rights reserved.
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Bill Salvatore / Arizona Elite Properties
Your Valley Property Team
Residential Sales, Marketing, and Property Management
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