When you’re preparing to sell your home, one of the biggest questions is whether to update it first or list it as-is. After all, you’re moving—do you really want to spend money fixing up a place you’re leaving behind?
This guide explores a few pros and cons of making updates before selling, along with situations where skipping renovations might actually work in your favor.
The Pros of Updating Before Selling
One of the biggest advantages of updating your home before selling is the potential to increase its market value. Strategic improvements, like modernizing the kitchen, updating outdated bathrooms, or simply adding a fresh coat of neutral paint, can significantly enhance a buyer’s perception of your home. While not every renovation will yield a full return on investment, many common updates do help boost the sale price and improve overall marketability.
Updated homes also tend to attract more buyers. Today’s buyers, especially first-time homeowners and busy professionals, often prefer properties that are move-in ready. A clean, updated home with modern finishes makes a strong first impression and can generate more interest, more showings, and potentially more competitive offers. In some cases, those updates can even spark a bidding war, helping you sell for more than your asking price.
Another major benefit is how updates improve your home’s online presence. With most buyers starting their home search online, high-quality listing photos are crucial. Fresh finishes, good lighting, and modern features tend to photograph better and help your listing stand out in crowded search results. Homes that look stylish and well-maintained are more likely to draw attention and get potential buyers in the door.
The Cons of Updating Before Selling
Despite the benefits, there are several downsides to consider when deciding whether to renovate before selling. First and foremost is the cost. Even smaller updates can require a significant financial investment, and there’s no guarantee you’ll recoup every dollar spent. For sellers on a tight budget or hoping to maximize profits, it can be hard to justify spending money on a property you’re preparing to leave.
Another concern is the risk of over-improving. Not all upgrades will provide a good return, especially if you go beyond what’s typical for your neighborhood. High-end finishes or custom features may appeal to some buyers but not all, and they might not significantly impact your home’s value if they don’t match the area’s expectations.
Time can also be a critical factor. Renovations rarely go exactly as planned, and even minor projects can face delays. If you’re on a tight timeline—due to a relocation, a pending purchase, or a family situation—waiting for contractors to finish may add stress and uncertainty to the process. On top of that, managing a renovation while preparing to move can be overwhelming, particularly if you’re juggling work, kids, or other responsibilities.
When It’s Okay to Skip the Renovations
In many cases, selling as-is is completely reasonable—and sometimes even the better option. Here are some real-life examples where forgoing updates might make more sense:
-
You’re Selling in a Hot Market
If homes in your area are selling quickly and with multiple offers, buyers may overlook outdated finishes or minor cosmetic flaws. In a seller’s market, the demand may be strong enough to sell your home without lifting a paintbrush.
Example: You’re in a desirable school district where inventory is low. Homes are getting snapped up within days, regardless of condition. In this case, making upgrades might not change the outcome, but it will cost you time and money.
-
Your Home Is a Fixer-Upper
If your home needs significant repairs (foundation work, a new roof, outdated plumbing), it may appeal more to investors or buyers looking for a project. These buyers often prefer to purchase homes as-is and renovate to their own tastes.
Example: The home has 1970s-era everything and hasn’t been updated in decades. Rather than spend thousands on partial upgrades, it may be more strategic to price it accordingly and sell it as a “fixer.”
-
You Don’t Have the Time or Budget
If you need to sell quickly due to a major life event (job relocation, divorce, inheritance), renovations may not be practical. Listing as-is allows you to move forward without delays.
Example: You’ve inherited a property from a relative and want to sell it quickly to avoid ongoing maintenance and taxes. Spending weeks (or months) coordinating repairs might not be worth the effort.
-
Buyers Will Likely Renovate Anyway
In high-end markets or design-forward neighborhoods, buyers often have their own vision. They may tear out even “new” updates to customize the space to their tastes.
Example: You install a new kitchen with modern gray cabinets, only for your buyer to gut it because they prefer walnut wood and an open concept. In this case, your update may go unappreciated—or worse, be viewed as wasteful.
Updating your home before selling can add value, but it’s not always necessary. A few minor cosmetic fixes, like decluttering, deep cleaning, and fresh paint, often offer the best return on investment. Major renovations should only be done if they’re absolutely necessary or make a clear financial impact.
Before deciding, talk with one of our local real estate agents who understand your neighborhood. We can help you evaluate your home and determine whether updates will really pay off or if it’s smarter to sell as-is.