Real Advice

Real Estate Pros Weigh in on Best Pre-Sale Strategies

By Ann Wood / Photo Above Courtesy of Jonathan Clark, Carolina Designs.

When planning to sell your home, one of the key considerations is how to best position your home for the highest listing price. A well thought out approach to upgrades and repairs can make all the difference in attracting buyers and increasing your return on investment. Constructing a timeline is important for determining what to upgrade now, what to upgrade closer to listing, and what not to upgrade at all. For those looking to sell within the next six months, the strategy is relatively straightforward.

Near-Term Selling Strategy (Within 6 Months)

The most important considerations when preparing your home for sale in the next 6 months are needed repairs and replacing what is necessary to show a potential buyer that the home has been well-maintained.

Gray Berryman, real estate broker with Carolina Designs Realty, advises, “Make the repairs. Replace what needs to be replaced. This will save you money. If you don’t, the buyer will take their estimate of the repairs off the price and will likely overestimate the cost to compensate them for their time, costing the seller more in the end. Plus, doing this saves the buyer time. They get a turnkey house.”

Fix Things That Are Broken

First impressions matter, and a bad first impression can cost you money. If a buyer walks through your home and sees something broken, they may perceive the entire home as poorly maintained. Addressing these issues before listing will prevent buyers from making negative assumptions and can help avoid potential negotiations that lower your home’s value.

Structural and Safety Issues Address any foundation cracks, roof leaks, or water damage. These can be deal-breakers for buyers and may prevent your home from passing inspections.

Plumbing and Electrical Problems Fix leaky faucets, running toilets, exposed wiring, or faulty outlets to avoid inspection red flags and ensure your home is move-in ready.

Windows and Doors Repair broken or drafty windows, replace damaged screens, and ensure all doors open and close properly. This not only improves functionality but also enhances energy efficiency.

If your deck looks like this, schedule a soft wash to clean it up before showing the house for sale.

Replace Things That Will Need Replacing Soon

Some upgrades are more urgent than others. If a major home feature is at the end of its lifespan, replacing it before listing can make your home more attractive to buyers and prevent financing issues.

According to Tim Moore, real estate broker with Joe Lamb, Jr, “Today’s buyers want a house to be ready to move in, without much to do. This is especially true on the Outer Banks with investors or buyers who don’t live locally. They don’t always know how best to make improvements in our area and don’t live close enough to inspect the work. They are looking for a home ready to rent for the season.”

Roof Replacement If your roof is nearing the end of its lifespan, replace it. A buyer may struggle to get homeowners insurance on an aging roof, and without insurance, they can’t secure a loan.

HVAC System Ensure your heating and cooling system is fully functional. How old is your system? Buyers often expect HVAC systems to be relatively new and in good condition. And replace filters and schedule servicing as needed.

Tim Moore also advises, “Are the air vents rusty? You need to have those cleaned or replaced.”

Damaged or Warped Flooring Repair or replace damaged hardwood, tile, or carpet to enhance the overall presentation of your home. In our coastal rental market, LVP flooring is a popular flooring replacement as it is a more durable, water-resistant and stylish material.

Kitchen and Bathroom Touch-Ups Small updates, such as replacing outdated fixtures, re-caulking tubs and sinks, and updating cabinet hardware, can give your home a fresh and modern feel.

Pre-Listing Inspection Consider asking a local professional to conduct a pre-inspection to help identify hidden problems and avoid last-minute surprises that could derail a sale.

Capture photos of the pool area during season when it’s most inviting. Southern Shores home photo courtesy of Joe Lamb Jr. & Associates.

Pre-Listing Preparations

These improvements should be completed before your agent takes photos and begins showing the home to potential buyers.

Boost Curb Appeal Give your siding, soffits and decks a light pressure wash, mow the lawn, trim bushes, clean gutters, and add fresh mulch or flowers.
Gray Berryman points out, “The front door is the first thing about the home that buyers notice. Make sure that’s not in disrepair. A lot of decisions are subconsciously made when they see the picture of the front of the home and when they drive by.”

Deep Clean the Home Professionally clean carpets, the kitchen and bathrooms to eliminate odors and create a fresh, inviting atmosphere. Don’t forget the refrigerator and microwave.

Touch-Up Paint Tim Moore considers touching up the paint to be, “the least expensive enhancement you can make to improve a first impression of your home. Touch up the scuffs to save the expense of repainting the entire room.”

Outdoor Pool Considerations If you will be listing your home for sale in fall or winter, be sure to take high-quality photos of the pool area in the summer for your agent.

Staging Tips Beyond cleaning, consider rearranging furniture, increasing natural light, and using neutral decor for broad appeal.

Long-Term Selling Strategy (3-5 Years Away)

What if you’re not quite ready to sell but know you will be in a few years? In that case, planning a timeline of improvements based on enjoyment and resale value is key. Prioritize projects that enhance your experience in your home while also making a positive impact on your home’s future marketability.

Tim Moore suggests, “If you are considering selling in the next few years, and something is in bad shape, go ahead and replace it now so you can enjoy it for a year or two. This list should include amenities and features with a long lifespan that will still look good when you’re ready to sell.”

Invest in professional photography like this photo
by Jonathan Clark for Carolina Designs.

Projects to Consider in Advance

Kitchen and Bathroom Upgrades – If your kitchen is outdated and doesn’t match the style of your home or neighborhood, replacing it will be beneficial before listing. Doing it sooner allows you to enjoy it before selling.

HVAC System Planning Think ahead about the age of your HVAC system when you plan to sell.

Tim Moore notes, “A buyer will want an HVAC system replaced if it is over 9-10 years old. It’s better to have it be around 2-3 years old when you sell.”
Deck and Stairs Upgrades Tim Moore also advises, “Upgrade the deck and stairs a year or two before you sell so a buyer won’t have to worry about making the repair and you won’t have to deduct the cost of it from the price.”

Windows and Insulation If your windows are old and drafty, replacing them a few years before selling can provide energy savings for you and increase home value when it’s time to list.

Exterior Improvements Consider repainting the home, replacing worn-out siding, or adding landscaping enhancements that will still look fresh when you sell.
Cost vs. Return on Investment Seek out estimates of how much common repairs cost versus their potential increase in home value.

Transforming an unused area into a functional space can add real value even before selling.

Final Considerations

When it comes to making what could be difficult and expensive decisions, Gray Berryman offers some sound advice.

Gray advises, “When evaluating a property for sale, and considering improvements, you want the level of improvements to be consistent with the rest of the home and the neighboring homes. For example, if it’s a high-end house in a high-end neighborhood and the kitchen is outdated, the kitchen should be updated to match the rest of the house. On the other hand, in an average neighborhood, a functional but somewhat dated kitchen might not be a deal-breaker.”

If most homes in your area, or rental homes similar to yours, have upgraded kitchens, modern bathrooms, or outdoor features like pools, consider making similar upgrades to stay competitive. However, unless these improvements will improve your enjoyment of your home for a few years prior to listing it for sale, over-improving only for the sake of listing price can be a waste if buyers in your area don’t expect or value those features.

To make the process of preparing your home for sale as smooth as possible, consider reaching out to these local experts.

Ace Handyman Services
Home repair company providing services from carpentry to painting, plus storm damage repair. It’s your home. Not just any handyman will do.
(252) 421-3473
AceHandymanServices.com

Beach Painting Contractors
Serving the Outer Banks since 1995, Beach Painting has developed long-standing relationships with thousands of satisfied customers from Ocean Hill to Avon.
(252) 441-8224
BeachPainting.com

Carolina Designs
A boutique Outer Banks Real Estate Agency specializing in helping buyers and sellers with vacation rental property. Their team’s advice is based on years of institutional knowledge and continued consultation with clients throughout their ownership.
(800) 368-3825
OBXSales.com

Carolina Casual Furniture – Point Harbor
Family owned and operated business featuring high-quality, durable outdoor furniture crafted from recycled materials.
(252) 491-2545
CarolinaCasual.com

Coastal Elements Heating and Cooling–Kill Devil Hills
HVAC installation, maintenance, and repair services, including air-to-air heat pumps and mini split systems.
(252) 548-4202
CoastalElementsHVAC.com

The Cottage Shop
The Cottage Shop is the home of Outer Banks Style, featuring home accents, unique coastal gifts, bedding & bath accessories, Outer Banks memorabilia, beach fashion, holiday decor and outdoor furniture.
(252) 441-2522

Cozy Kitchens Group –Kitty Hawk
Custom kitchen design and installation tailored to your
preferences and needs.
(252) 261-2696
CozyK.com

Full Tilt Blinds and Shutters –Kill Devil Hills
Specializes in a range of window treatments, such as motorized options, plantation shutters, and soft shades.
(252) 220-5732
FullTiltBlinds.com

Joe Lamb Jr. & Associates
A full-service Real Estate brokerage offering professional guidance and results for buyers and sellers. Having a positive experience with an Outer Banks realty company can lead to a successful and profitable relationship.
(252) 261-7721
JoeLambJr.com/outer-banks-real-estate/joe-lamb-realty
Kellogg Supply
Your source for “Everything to Build Anything” on the Outer Banks & across Eastern North Carolina. Proudly serving contractors, builders, and homeowners with dedication and expertise since 1946.
(252) 473-2167
KelloggsupplyCo.com

Mike & Krista Reed
PREMIERE GROUP
As dedicated NC real estate professionals backed by the PREMIERE Group, Krista and Mike are committed to helping you achieve your real estate goals with confidence, peace of mind and providing unparalleled service to their clients.
(252) 216-2659
RealAgentsOnDuty.com/krista-michael-reed/

Nags Head Hammocks
Longtime retailer offering a wide selection of outdoor furniture, including hammocks.
(252) 441-6115
NagsHeadHammocks.com

One Hour Heating and Air Conditioning –Kill Devil Hills
Comprehensive HVAC services, including emergency repairs and seasonal maintenance.
(252) 546-2878
OneHourHeatAndAir.com/outer-banks

Outer Banks Furniture –Kitty Hawk
Offers a wide selection of indoor and outdoor furniture, focusing on quality and style.
(252) 715-3450
OBXFurniture.com

Outer Banks Home Builders
A professional trade organization dedicated to informing, educating and promoting the members of the building industry.
(252) 449-8232
OBHomeBuilders.org

Author: Ann Wood