7 updates to skip (and avoid wasting money)

Whether you’re downsizing for retirement, moving closer to family or helping a loved one sell their property, preparing a house for sale can feel overwhelming. While it’s important to put your best foot forward, it’s equally important to avoid “over-improving” your home.

More often than not, the highest-return presale improvements are actually low-cost updates. For instance, a thorough deep cleaning and some basic landscaping can significantly boost your home’s curb appeal. By contrast, a kitchen or bathroom remodel — no matter how stunning — probably won’t yield a good return on your investment.

Since not all upgrades are created equal, let’s explore which areas you can leave as is and which might be worth your attention before hanging a sale sign in your yard.

What not to fix before selling

When preparing your home for a sale, it’s easy to get caught up in making everything perfect. However, many common fixes and upgrades simply aren’t worth the investment. Here are seven things you likely don’t need to fix before selling your home.

1. Dated appliances

When it comes to appliances, functionality often trumps aesthetics. If your refrigerator, dishwasher or washing machine are working well but look a bit dated, don’t rush to replace them. Most buyers expect to eventually upgrade appliances anyway.

• Cost to replace: $350 to $10,000+, depending on the appliances purchased.

• Alternative: A thorough cleaning and minor repairs can make old appliances more presentable.

2. Old windows

Replacing windows can be an expensive undertaking. Unless your windows are damaged or causing significant energy loss, replacing them is often an unnecessary expense before selling.

• Cost to replace: $300 to $1,000+ per window.

• Alternative: Clean all windows and frames thoroughly and ensure they open and close properly.

3. Blinds and curtains

If your blinds or curtains are in bad shape, you’re probably better off removing them and washing the windows instead. Most buyers are willing to buy their own window treatments to suit their tastes.

• Cost to replace: $30 to $100 per window for basic blinds, $10 to $200+ for custom sizes or premium materials.

• Alternative: Remove existing blinds and thoroughly clean windows.

4. Minor electrical issues

While serious electrical problems need addressing before a sale, you don’t need to fix every minor electrical quirk. A loose outlet cover or single dead outlet typically won’t affect your sale price enough to justify repair costs.

• Cost to replace: $50 to $200 per outlet for professional repair and $500 to $2,000+ for complete electrical panel updates.

• Alternative: Instead of investing in repairs for small electrical quirks, focus on ensuring that major systems — like the HVAC and water heater — are functioning properly.

5. Minor cosmetic issues

While cosmetic issues like scratches on walls or slightly worn carpet may be an eyesore to you, they’re typically overlooked by buyers who are more focused on the overall layout and functionality of the house.

• Cost for updates: $100 to $300 for professional drywall repair and touch-up painting and $50 to $150 for baseboard repairs and caulking.

• Alternative: Focus on affordable fixes and changes that can noticeably enhance the appearance of your house, like basic landscaping and decluttering, rather than extensive fixes.

6. Major repairs

Unless they’re presenting a safety issue, refrain from investing in major repairs like replacing your roof or overhauling your electrical systems and plumbing. These are the kinds of repairs that typically won’t yield a good return on your investment.

• Cost to replace: $10,000 to $50,000+ for major system overhauls (roof, electrical and plumbing).

• Alternative: Focus on addressing any visible issues that could raise red flags during a home inspection, such as damaged roof shingles or a broken water heater.

7. Tired flooring

Updating flooring can be a tricky decision since it’s such a visible part of your home. Refer to general rules of thumb on how to tackle it:

• Carpeting. If it’s in good condition, a professional deep clean typically costing around $200 is usually sufficient. A deep clean removes stains and odors, making carpets look and smell fresher during walkthroughs.

• Hardwood flooring. These are often a selling point, so if they’re really worn, consider refinishing instead of replacing them. Refinishing costs about $3 to $5 per square foot and can yield up to 147% ROI — a good return on your investment.

• Tile. Unless they’re cracked or severely damaged, you can often leave tiles as is. However, consider making repairs on missing or cracked tiles that could catch a buyer’s eye.

⚠️ Don’t ignore structural concerns or code violations. These issues can derail a sale or significantly reduce a buyer’s asking price if discovered during an inspection. It’s important to address foundational cracks, roof issues or major electrical problems before listing. An exception to this may be an all-cash sale, where the home is purchased “as is” in its current condition.

Updates you should make when selling a home

While it’s important not to overspend, some updates can significantly boost your home’s appeal and help ensure you receive top dollar for your home. Here are the areas where you’re likely to get the most bang for your buck.

Decluttering

A thorough decluttering is one of the most important steps you can take to prepare your home for a sale. It makes your rooms feel larger and helps potential buyers envision themselves in the home. Be sure to start early and focus on removing personal items and excess furniture.

• Cost for service: $300 to $1,000+ for professional junk removal services, plus $60 to $150 per hour for professional organizers.

• Alternative: Tackle one room at a time over several weekends. Rent a dumpster — which can run $200 to $400 a week — for throwaway items, or take items to your local donation and recycling centers.

Deep cleaning

A professional deep cleaning can transform your home’s appearance and eliminate any lingering odors that you might’ve become nose blind to. Focus on overlooked areas like baseboards, window tracks and grout lines that can make your home look older than it is.

• Cost for service: $200 to $400 for whole-house professional cleaning and an additional $100 to $200 for carpets.

• Alternative: DIY deep clean, focusing on high-impact areas like kitchens and bathrooms. Rent a carpet cleaner — $30 to $50 a day — and tackle one room at a time over several days.

Basic landscaping

First impressions start at the curb, and a well-maintained exterior suggests a well-maintained interior. Focus on basic landscaping maintenance rather than elaborate new designs. Clean walkways, fresh mulch and trimmed bushes can dramatically improve your home’s appearance.

• Cost for updates: $500 to $2,000 for a professional landscaping refresh, including cleanup, power washing and basic plantings.

• Alternative: DIY cleanup, including pressure washing, fresh mulch and basic pruning. Add pops of color with seasonal potted plants rather than installing new landscaping.

Painting

While some buyers won’t care what color your rooms are, taking the time to paint over unusual or bold colors with neutral colors like soft grays and classic whites can help buyers envision themselves in the space, while also brightening the rooms.

• Cost to paint: $200 to $1,000 per room for professional painting or $100 to $300 per room for DIY.

• Alternative: Consider touching up scuffs and marks or just painting one accent wall per room. A good cleaning of walls and baseboards can also refresh the space.

Staging

While not every house requires it, professional staging can highlight your home’s best features and downplay its shortcomings, making rooms look larger and more appealing in listing photos and during showings.

• Cost for service: $800 to $3,000 for initial consultation and staging, plus $500 to $1,500 per month for rental furniture.

• Alternative: Focus on DIY staging basics like decluttering, rearranging existing furniture and adding fresh touches like new throw pillows and potted plants. You can also do a virtual staging for online listings.

💡If you’re selling your home for all cash, you may have more flexibility with repairs. Cash buyers often purchase properties “as is,” accepting the home in its current condition without requiring you to make repairs or updates.

Dig deeper: Buying a new home in retirement: The pros and the cons

Are kitchen and bathroom upgrades worth it?

Despite their wow factor, kitchen and bathroom renovations typically don’t offer a good return on investment because of their high costs, which can range anywhere from $20,000 to $80,000. And while replacing old appliances with energy-efficient upgrades can be attractive to buyers, they may not significantly affect your sale price.

For instance, a minor kitchen remodel that involves upgrading outdated appliances averages $27,492 in 2024, yet it only boosts a home’s resale value by an average of $26,406 — which means you could actually lose money at sale time. Similarly, a typical bathroom remodel costs around $25,251 but results in an average increase of just $18,613 in home value.

In other words, while kitchen and bathroom upgrades can enhance your home’s value, they often don’t translate into more money in your pocket when selling due to the upfront costs involved.

Dig deeper: Top 7 home renovations that offer the highest ROI: You’ll be surprised

How to decide what to fix when selling your house

Before diving into any improvements, it’s a good idea to take a strategic approach by consulting professionals who understand your local market.

Here are five steps to help you prioritize repairs and improvements:

1. Talk with a real estate agent. Experienced real estate agents know the local market and can provide market-specific advice on what buyers in your area value most.

2. Get a pre-listing inspection. This can help identify any major issues that need fixing before you list your home. Being transparent about the condition of your property may protect you from potential liability issues later on.

3. Consider your budget. What can you realistically afford to do? If money is tight, consider focusing on high-ROI improvements within your budget, like deep cleaning, cosmetic fixes and basic landscaping.

4. Consider your timeline. If you need to sell quickly, focus on quick, high-impact changes like deep cleaning and decluttering.

5. Calculate ROIs. Estimate the cost of repairs against the potential increase in sale price. You want to aim for an ROI well over 100% — meaning you’ll recoup your expenses and then some. Most high-cost improvements — like major remodels, replacing windows and installing hardwood floors — don’t fall into this category.

Should you fix before selling?

How to pay for home upgrades

When considering how to finance home improvements, keep in mind your expected timeline for selling. Here are four options.

Cash

If you have savings, using cash is often the simplest and fastest approach. However, it’s important to consider your financial situation to ensure that using cash won’t deplete your savings — especially any emergency fund — or affect your ability to cover other expenses while waiting for your house to sell.

Credit cards

Credit cards can work fine for smaller improvements, but watch out for high interest rates. Consider using a 0% interest credit card to pay for expenses so you can make the most of your budget without occurring interest. Both Lowes and Home Depot frequently have introductory 0% financing offers — for example, six months interest-free on purchases of $299 or more for new customers.

Home equity line of credit (HELOC)

If you have at least 20% equity in a home, a HELOC is a relatively inexpensive way to tap into your home’s equity to pay for larger projects. Unlike home equity loans, many HELOCs come with no closing costs and let you borrow against the line as a revolving line of credit. This means you only pay interest on what you use.

However, you’ll need to make repayments on the HELOC until your house sells. Many HELOCs offer interest-only payments during the draw period — typically 10 years — which means your payments may be less than with other types of loans that require principal and interest payments.

Personal loans

If you have good to excellent credit and don’t want to use your house as collateral, such as with a HELOC, taking out a personal loan can be a good option for moderate improvements. Online lenders like LightStream and Discover tend to offer competitive rates and fast turnaround times.

⚠️ Before taking on any new debt to pay for home improvements, be sure that the return on the investment is worth it, especially if you’ll be paying interest on the debt while you wait for your home to sell.

Checklist: Home improvements before listing

It’s a good idea to start planning improvements at least three to six months before listing to ensure you’re not rushing. Here’s a general timeline to help you stay on top of things.

FAQs: Selling your house, buying a home and your finances

Learn more about buying and selling a home though these common questions.

Should I paint my house before selling?

It depends. If your walls are painted in bold colors, a fresh coat of neutral paint can enhance your home’s appeal. If the paint is neutral and in good condition, it’s usually not necessary.

How much does staging a home cost?

Home staging can cost anywhere from $1,500 to $4,000, depending on a home’s location, size, duration of the staging and extent of the work involved.

Is home staging worth the cost?

Yes, it can be worth it. Staged homes typically sell faster and at higher prices compared to those that aren’t staged. Home staging can be especially beneficial in a buyer’s market, where inventory builds up and properties stay on the market longer than usual. In such conditions, staging can help your home stand out from the competition.

Sources

About the writer

Kat Aoki is a seasoned finance writer who’s written thousands of articles that help people better understand technology, fintech, banking, lending and investments. Her expertise has been featured on sites like Forbes Advisor, Lifewire and Finder, with bylines at top technology brands in the U.S. and Australia. Kat strives to empower consumers and business owners to make informed decisions and choose the right financial products for their needs.

Article edited by Kelly Suzan Waggoner