One of the most common questions I hear from homeowners is, “What should I do to my house to get ready to sell?”

It’s a great question — and the wrong answer can cost you tens of thousands of dollars.

The goal isn’t to make your home perfect.  The goal is to make your home appeal to today’s buyers while protecting your equity.

Here’s how I guide my sellers:

The Improvements That Almost Always Pay Off

Fresh, neutral paint - This is one of the highest return improvements you can make. It instantly makes a home feel cleaner, newer, and more move-in ready.

Curb appeal basics - Pressure washing, fresh mulch, trimmed landscaping, and a welcoming front entry go a long way. Buyers often decide how they feel about a home within seconds of pulling up.

Minor kitchen and bath updates - Not full remodels, just the small things that modernize the space like new hardware, updated light fixtures, faucets, maybe a refreshed backsplash.

Lighting upgrades - Outdated fixtures make a home feel old. Updated lighting makes everything look brighter, newer, and more valuable.

The Florida Deal Makers and Deal Breakers

In Florida, buyers care deeply about the big systems and for good reason.

Roof -Age and remaining life expectancy matter for insurance, financing, and peace of mind.  This is not a small ticket item.  But knowing this cost in advance allows you to budget intelligently and prevent a situation where the roof is a deal breaker.

A/C system - This is non-negotiable for many buyers. A tired system can become a major red flag.

Hot water heater - Often overlooked, but a very common negotiation item after inspection.  Many insurance companies will not allow a water heater older than 10 years, even if it is still working just fine.  In the grand scheme of things, it's a small expense to get a deal to be approved.

These three items heavily influence inspections, insurance approvals, and negotiations.

Upgrades That May or May Not Be Worth It

This is where advice needs nuance.

Full kitchen remodels, luxury upgrades, and major design changes do not automatically produce a return. In many homes, buyers plan to personalize anyway, and those expensive upgrades won’t come back dollar for dollar.

However, if you own a higher-end home or a property with very outdated finishes, some of these improvements can directly affect both value and sellability. The decision depends on the home’s price point, condition, and what buyers in your market expect.  There is no one-size-fits-all answer here which is why strategy matters. An experienced Realtor can be a valuable tool in times like these.  Don't hesitate to reach out.

The Smartest Move Most Sellers Skip: A Pre-Listing Inspection

I strongly recommend sellers consider a pre-listing home inspection.  It usually costs only a few hundred dollars, and it’s some of the best money you can spend.

It allows you to:

• Identify issues before buyers do

• Plan repairs on your own timeline

• Avoid surprises after you’re under contract

• Strengthen your negotiating position

• Provide documentation that builds buyer confidence

• Verify the condition of major systems like the roof, A/C, and water heater

It gives you clarity and control. And that’s powerful when selling a home.

How I Help Sellers Decide What Actually Makes Sense

Every seller I work with gets a clear plan:

• Must-fix

• Nice-to-fix

• Don’t touch

That clarity saves time, money, and stress, especially for homeowners who are also preparing to relocate.

Final Thoughts

If you’re even thinking about selling this year, having the right plan before you start spending money can protect your equity and make the entire process far smoother.

If you’d like help creating that plan, I’m always happy to walk through your options with you.