Start Preparing for Your Home Sale

In almost any real estate market, the home that stands out among similarly-priced houses is the home that sells.  This is because it makes a good first impression to potential buyers.  That first impression will likely last all the way to the settlement table.  There may not be anything that you can do to improve the market value of your home.  Tasks like finishing the basement or remodeling the kitchen or bathroom can add value, but they will also improve the home’s marketability.  Many of the things that can improve the marketability can be done with some elbow grease and may require little money.

The key is to put yourself in the buyer’s shoes.  If you drop by some open houses as you prepare your home for sale, you will likely pick up some pointers.  You can then practice making your house as appealing and uncluttered as the home you wish to buy.  We’re going to discuss some areas of the house to think about when you’re getting ready to sell.

Consider the Home’s Exterior

The “curb appeal” of a home starts here.  There are some basic things to think about.  You will want to make sure that the lawn is cut and the shrubs are well-proportioned.  It’s a good idea to remove garden hoses, lawn tools, the dog house and toys from the yard.

You should check to make sure that the shingles are sitting flat on the roof and the gutters are all in a straight line.  Look at the shutters, windows and siding to make sure they are all properly hung and clean.  You should make sure that there is solid caulking around window frames and seams.  Finally, look at the paint on the exterior walls and trim, and provide touch-ups, if necessary.

It’s a good idea to clean or paint the front door.  You will also want to keep your sidewalks and steps free of snow and ice in the winter.  If it’s during the warmer months, it might be a good idea to pressure wash, too.

You can add some relatively inexpensive extras.  Those could include a brass door knocker, seasonal door decorations, or wrought iron lamp posts.  Pay attention to any landscaping, whether it’s in a small courtyard or flower beds around the house.

Think about the Front Entry and Hallway

Aura and atmosphere give a hint of what’s inside your home.  You will want to have lots of light from windows, skylights, floor lamps or overhead fixtures.  You can also use stronger light bulbs.  For evening inspections, turn on every light in the house so it will provide a welcoming glow.  Make sure the house smells fresh and clean.  You will want the woodwork unmarred and the carpeting spotless.  A fresh coat of paint is a good investment, and it’s most appealing in a neutral tone.  That’s because since strong color is so subjective.  You should remove any unsightly or worn throw rugs.  You might also want to include a door chime, a dead bolt lockset and a chain.

Consider the Living Room

It is a good idea for you to strive for a lived-in, cozy feeling in your home.  This is especially true for the living room.  You should discard worn, chipped or frayed furniture.  Even though potential buyers won’t be keeping your furniture, they will be looking at the entire room.  When the home is being shown, we recommend that you open all curtains.  All of the furnishings in the living room and throughout the house should be well placed and in good repair.  You may want to also set out some fresh flowers.  Finally, you can consider putting a drop of bath oil or vanilla on light bulbs.  That will provide a subtle scent.  Lighting a few candles can also make the home appealing, but only if you will be present during showings.

What About the Kitchen?

Many buyers judge every house that they look at by the way the oven and stove are kept.  It’s important that all of the appliances should be spotless and in perfect working condition.  You will want to replace or repair anything that sticks, squeaks or drips.  The countertops, food preparation surfaces, cabinets and eating spaces should be kept open and uncluttered.

You will want to store any countertop appliances.  Those are things that potential buyers will not get as part of the sale.  Make sure to clean the butcher block if you have one.  The kitchen walls should be in inviting light colors, while the floors can be dark to provide some contrast.  Make sure that all surfaces are serviceable and resistant to grease and moisture.

Think about the Bedrooms

The second-most appealing rooms to most buyers is the primary bedroom.  It may or may not be a “suite” complete with a primary bathroom.  To most buyers, the primary bedroom is right behind the kitchen and before the garage.   There should be defined areas for sleeping, dressing and sitting by furniture arrangement.

The secondary bedrooms are almost as important, too.  You will want to have uncluttered furnishings in each room.  You can show the true size of the closets in all bedrooms by removing or packing items, like off-season clothes, that can be stored elsewhere.  This is a good idea because you will be moving away and will need to pack those items sooner or later.

Consider the Bathrooms

When it comes to the bathrooms, practicality combines with attractiveness.  You will want to make sure that tht sink, toilet, bathtub, tile, and even shower curtains are immaculate.  You should fix leaking faucets.   Also keep in mind that rust stains indicate potentially faulty plumbing.  The caulk and grout should be repaired if needed because minor flaws in the rooms will suggest neglect to prospective buyers.  The lighting in the bathrooms  should be soft, but bright.  We recommend that harsh fluorescent lighting be replaced.  Finally, you can use some potpourri to provide a pleasant scent.

Does the Home Have a Family Room?

If the home has a family room, it should show an atmosphere of relaxation, fun and activity.  In many cases, the family room is just off an eat-in kitchen, but not always.  You will want to make sure there’s plenty of  open space to accommodate an assortment of activities.  Sometimes, the family room will have a fireplace.  If there is a wood-burning fireplace or wood stove, make sure it is clean and has fresh logs visible.  Track lighting and ceiling fans add a nice touch.

What About the Garage?

Not all homes have a garage.  If there is a garage, convenience is the key.  The perfect garage is used only for parking cars.  The garage needs to be an uncluttered space.  You will want to sell, giveaway or toss unnecessary articles.  You should make sure to clean any oily stains on the cement floor.  It’s a good idea to have strong overhead lighting, which can be either fluorescent or bulb.  If there is a storage area, it should be orderly  with a tidy workbench.

If You Have a Basement

As with a garage, not all homes have a basement.  There are many types of basements, depending on the age and style of the home.  There could be a below-grade basement, but it could also be a walk-out basement.  In some homes, there is only a partial basement.  Many older homes have just a cellar.  This space is usually only good for a furnace, water heater and possibly a clothes washer and dryer.

If you have a basement, you should organize it.  Your tools can be hung on peg boards and items being stored should be put on shelves.  If the basement is finished as additional living space, you will want to brighten it by painting walls in light colors because many basements lack natural sunlight.  The furnishings should also be in good condition.  You can cure any damp smell by placing bag of limestone in the damp area.  You will want to clean the outside of the water heater and change the furnace filter.  All areas should be ready for easy access during any inspections.

Think About the Attic

Just like a garage and basement, not all homes have an attic.  If there is an attic, keep in mind that it is for sale, too.  Many times, an attic is not used for storage.  If it does have storage space, you will want to tidy it up and make sure it has good lighting.  You will want to pack anything you’re going to move and get rid of the rest.  Be sure that there is adequate insulation and that it’s visible to potential buyers.  It’s a good money-saver.  You should also make sure that the air vents (soffit and facia), side vents or attic fan are working properly.  Many people don’t think about animals, but you should make sure there are no entry points.

Some Questions and Answers

Should we redecorate?  The big problem with any major redecorating project arises because it is very difficult to anticipate the tastes of strangers.  We recommends that you stick with fresh paint in very neutral colors and present a sparkling clean house.  This will allow potential buyers to decorate or modify the home to their specifications.  You won’t incur the redecorating expense.

Is it possible to over improve?  Yes.  Your landscaping may be beautiful.  The home may have the only cabana and swimming pool in the neighborhood.  Those additional items will appeal only to a certain amount of potential buyers.  An in-ground pool and pool house could add $40,000 to $50,000 to the value of the property.  They will be reflected in the market analysis you received to show the home’s fair market value.  It may be difficult to sell a $450,000 home in a neighborhood of $420,000 homes.  You will want to consult with your listing broker to determine if these added improvements means added marketability.

Are “fixing up expenses” tax deductible?  In most cases, yes the are.  You can reduce your taxable capital gain by “fixing up” your home.  It is done only under strict guidelines.  You will want to check with your tax consultant for details.  Many states now require that sellers provide buyers with either a residential property disclosure or a disclaimer statement.

Navigate Our Home Selling Guide

The Starting Point

Putting Your Home On The Market

Getting Ready for Your Home Sale

Showing Your Home to Buyers

Reviewing Offers & Contract Documents

Home Sale Details are in the Paperwork

Final Walk-Through of Your Home

Settlement to Finalize the Sale

There is lots of information here, so don’t let yourself be overwhelmed.  We can meet with you at your convenience to discuss the process so that you will know what to expect every step of the way.