Do You Need to Make Repairs Before Listing Your Home For Sale? Yes!

Many sellers think they don't need to make repairs to their home before listing it for sale or they can just give the buyer a credit for needed repairs. This is incorrect and could cost you thousands of dollars. (1) If a buyer sees that your home needs repairs they might not make an offer. (2) Most buyers will except a large discount. (3) Many buyers need to obtain a home loan and most lenders will require the repairs to be made prior to closing.

Making repairs before listing your home for sale can reduce delays, improve buyer confidence, create a stronger first impression, and help you obtain higher offers. Below are photos of the most common repairs that are needed. It is imperative that you make these repairs prior to listing your home for sale. It could cost you thousands of dollars if you don't.

Should I Get Pre-Approved Before Looking at Homes?

Yes. A mortgage pre-approval is one of the most important first steps for buyers who plan to finance their purchase. It gives you a better idea of your price range and helps you avoid spending time looking at homes that may not fit your financing.

A pre-approval can also make your offer more attractive to a seller because it shows that a lender has already reviewed your basic financial information. In a competitive market, sellers may be less likely to consider an offer that does not include proof of financing.

If your finances change after receiving a pre-approval, contact your lender before making any major purchases, opening new credit accounts, or changing jobs.

3 Cost-Effective Improvements That Can Help You Sell Faster and for More

You do not need to make expensive renovations to improve your home's marketability and value. Cleaning and decluttering, applying fresh paint, and improving basic curb appeal are three affordable updates that can create a stronger first impression, appeal to more buyers, and obtain higher offers.

Clean and Declutter: Cleaning and removing excess clutter is one of the least expensive ways to improve buyer appeal. A clean, organized home feels larger, brighter, and better maintained, allowing buyers to focus on the rooms and features instead of the belongings inside.

Fresh Paint: Fresh paint can make a home look newer, cleaner, and more inviting without the cost of a major renovation. Neutral or broadly appealing colors can improve curb appeal, reduce signs of wear, and help buyers picture the home as their own.

Simple Landscaping: Landscaping does not need to be extensive to make a difference. Healthy grass, trimmed shrubs, fresh mulch, and a few well-placed plants can improve curb appeal and create a positive impression before buyers enter the home.

Do I Need a Home Inspection?

A home inspection can help identify defects, safety concerns, deferred maintenance, and other issues that may not be obvious during a showing. The inspector typically evaluates major components of the home such as the roof, electrical system, plumbing, air conditioning, structure, and visible interior and exterior conditions.

An inspection does not guarantee that every problem will be found, but it can provide valuable information before your inspection period expires. Depending on the contract, you may be able to request repairs, negotiate a credit, accept the property as-is, or cancel the contract if significant issues are discovered.

For most buyers, the cost of an inspection is small compared with the potential cost of discovering a major problem after closing.

Should I Help Pay the Buyer's Closing Costs?

In most cases, we don't recommend that sellers pay the buyer's closing costs. When those costs are added to the purchase price, the contract price is artificially increased. This can become a problem if the home does not appraise for the higher amount.

Appraisals are often completed only a few weeks before closing. If the appraisal comes in below the contract price, the buyer may need to bring additional cash to closing. If they don't have those funds, you'll likely be asked to reduce your price, pay the buyer's closing costs yourself, or risk the contract falling apart.

It's also worth asking this question: If your home was truly worth the higher price that includes the buyer's closing costs, why wasn't it simply listed and sold for that amount in the first place?

If you do agree to contribute toward the buyer's closing costs, make sure the buyer has enough cash available to complete the purchase if the appraisal comes in low. Otherwise, you could find yourself renegotiating the contract or putting your home back on the market.

In many situations, the simplest approach is for buyers to pay their own closing costs and for the purchase price to reflect the true market value of the home.

What Happens If the Appraisal Comes in Low?

If you are financing the purchase, the lender will usually order an appraisal to help determine whether the property supports the contract price. If the appraised value is lower than the purchase price, the lender may base the loan on the lower value rather than the contract price.

At that point, the buyer and seller may need to renegotiate. The seller could agree to reduce the price, the buyer could bring additional cash to closing, the parties could meet somewhere in the middle, or the contract may be terminated if the appraisal contingency allows it.

Before making an offer, it is helpful to understand recent comparable sales in the area so you can make a competitive offer without unnecessarily increasing the risk of an appraisal issue.

How Long Will It Take to Sell My Home?

One of the most common questions homeowners ask is, “How long will it take to sell my home?” The answer depends on several factors, including your home's price, condition, location, current market conditions, and the number of competing homes for sale.

Pricing your home correctly from the beginning is especially important. A home that is priced competitively and shows well can attract buyers quickly, while an overpriced home may sit on the market and require price reductions later.

Preparation also matters. Making necessary repairs, improving curb appeal, cleaning, decluttering, and presenting the home properly can help create a strong first impression and encourage buyers to make an offer.

Keep in mind that receiving an offer is only part of the timeline. After you accept an offer, the buyer may need time for inspections, an appraisal, financing, title work, and other steps before closing.

Every home and market is different. Contact us and we can review recent sales and current listings in your area to help you understand how long similar homes are taking to sell and what you can do to improve your chances of a successful sale.

How Much Should I Offer on a Home?

The right offer depends on the property's condition, recent comparable sales, current competition, how long the home has been on the market, and your own level of interest in the property.

Offering below asking price may make sense in some situations, while a strong or full-price offer may be more appropriate when a home is priced competitively or multiple buyers are interested.

A local real estate agent can review recent sales and current listings with you so you can make an informed offer based on market conditions rather than simply guessing how much the seller may accept.

What Happens After You Accept an Offer?

Accepting an offer is an exciting milestone, but there are still several important steps before the sale is complete. In most transactions, the buyer will deposit earnest money, schedule a home inspection, and work with their lender to obtain final loan approval. If the buyer is financing the purchase, the lender will also order an appraisal to confirm the home's value. During this time, both parties work through any contingencies outlined in the contract, such as inspections, financing, or the sale of another home.

Once all contingencies have been satisfied, the transaction moves toward closing. The title company prepares the necessary documents, the buyer conducts a final walk-through, and the closing paperwork is signed. After the funds have been transferred and the deed has been recorded, ownership officially changes hands and you receive the proceeds from the sale. Having an experienced real estate team guiding you through this process can help ensure everything stays on schedule and that any issues are resolved quickly.