Preface
For most people, listing their house for sale isn't a spur of the moment thing. People often think about selling their house for years before ever actually selling it.
Yet, given how much time and thought people tend to give it, many people don't do enough to prepare their house for sale — or prepare themselves for what's to come. They just get to a point where they decide it's time to sell and they pop a sign in the yard.
This often leads to people not selling their house for as much, as quickly, or as smoothly as it could have. Or at all.
On the other hand, there are people who do too much and spend way more money than they should. They may very well help their house sell quickly and for top dollar, but they don't net as much as they could have because they put more money into it than they can recoup from the sale.
It's a fine line. You don't want to do too little or too much — which is why I created this guide: to help you prepare for the sale of your house just the right amount.
Whether you have a few years, a few weeks, or a few days before you put your house on the market, this guide will help you put your best foot forward.
1. Try On Some Shoes
The first thing you should do doesn't require much work, but that doesn't mean it's easy…
Leave your house.
Go for a ride, run some errands, or just go to work. Pretend that you have an appointment later to see a house you might want to buy — and that house is your house.
When you return home, look at it through the eyes of a buyer. It sounds easy, but it's hard to look at your own house objectively. It's easy to get used to things that might turn a buyer off.
As you head back home, pay attention:
- How does the landscaping look?
- How about the exterior?
- Is the front door striking or just blah? Or worse, is it in bad shape?
Walk inside and stop. Look around.
- What do you see in those first moments?
- Walk through each room with fresh eyes — and open those closet doors, because buyers certainly will!
- Check the garage too — that's often how buyers actually enter the house.
- Walk around the outside — buyers will want to see the entire property, not just the front.
Now be honest: How'd it look? Would you buy your house? Would you be willing to pay top dollar?
If you're being honest, there's probably at least a few things you should do something about. Before you knock things off that list, let's look at the most common things sellers overlook.
2. Declutter
Most people live with a decent amount of "clutter" in their homes — not like Martha Stewart or a Pottery Barn catalog. Which is fine. But before you put your house on the market, it pays to give the clutter some attention.
Go room by room and get rid of anything you don't want, use, or need. This is the best time in life to rid yourself of stuff you never even realized you still owned. Then put away whatever you still want but don't use daily. Yes, that includes the pile of mail on the kitchen counter!
And I don't mean stuff it all in a closet or the garage! Buyers will look in those places. If you have too much stuff, rent a storage unit. You can reunite with it all once your house is sold.
3. De-Smell
OK, "de-smell" probably isn't a real word. But hang with me for a moment…
Does your house stink?
Whether it does or not, it's unlikely anyone would actually say yes. We get used to how our house smells. The best way to find out is to ask someone who doesn't live there — and ideally someone who doesn't visit regularly either.
The most common culprits:
- Pet odours
- Pungent or distinct cooking odours
- Teenage sons
- Cigarette or cigar smoke
Even when people are aware of an odour, they often try to mask it with candles, potpourri, or air fresheners. This isn't the answer — it can trigger curiosity from buyers about the smells you might be trying to hide.
The best thing to do is eliminate the source. Give your house a thorough cleaning — or hire a crew to come in and freshen up. If that doesn't work, sometimes you'll need to replace carpeting or repaint to eliminate extremely foul odours. It's worth the money, because a house with a smell will not sell — at least not for as much or as quickly as it could have.
4. Don't Take It Personally
Most people think "depersonalizing" just means taking down family photos. But it also means removing any décor that's more of a personal taste.
Your taxidermy trophies on the wall? They might be off-putting to buyers. Interesting or artsy furniture? It could be distracting. Buyers need to walk in and imagine their furniture and belongings in the space.
As proud as you might be about what makes your house your home, make it as easy as possible for buyers to feel like it could be their home.
5. The Lightbulb Moment
Make sure all of your lightbulbs are working and casting the right amount of light. You wouldn't believe how many houses on the market have burnt-out lights.
Dark rooms don't show well. Worse, non-functioning bulbs can signal to buyers: "If the owners don't handle basics like lightbulbs, what else are they neglecting?"
Consider the mood:
- Kitchens deserve crisp, bright light
- Dens and living rooms are better with softer, warmer tones
- Make sure light switches are easy to find for the showing agent
6. Fix It Or Forget It?
It's easy to learn to live with little issues around the house. That gurgling sink? The drippy faucet? The chipping paint on the ceiling? As a homeowner, these things aren't always bothersome enough to fix. But when selling, they matter.
The standard answer is "Yes, fix it." If buyers see small issues, they wonder what else you haven't taken care of.
But on the other hand, you may be able to skip the minor fixes and negotiate a credit if the buyer brings them up during inspection. For more serious issues — like an HVAC system not working properly — you should probably address those before listing.
7. Reservations About Major Renovations
I get asked a lot about renovations — specifically whether they'll increase a home's value or are even necessary before selling.
It's a great question, because many people don't ask and then end up regretting the work they did. Quite often, a renovation costs more than it actually increases the home's value.
Renovations like a new kitchen or bathroom are often cited as having great ROI. They can be — but they might not be for your particular house and situation.
8. Enthusiasm For Your Curb
A buyer's enthusiasm for your house starts at the curb. First impressions count — not only on dates and job interviews but also when selling a house.
Curb appeal isn't just about the outside looking attractive — it's everything: landscaping, walkways, driveway, decks, patios, fencing… basically anything visible from the curb.
Ask yourself:
- Does the roof look good? Does it need power-washing or replacing?
- Are the gutters clean?
- Are the windows clean?
- Does the exterior need power-washing, paint, or new siding?
- Is the lawn well kept? Any bare spots?
- Are shrubs and trees trimmed? Flower beds weeded?
- Are walkways, driveway, patios, and decks clean and in good shape?
Don't go overboard — there's a fine line. Give me a call and I'll tell you what to do and what to skip.
9. Prepping With Pets
If you don't have pets, skip this section. If you do — this might be a hard pill to swallow.
It might be a good idea to remove your pet from the house while you're selling it. I get it — pets are family. But a barking dog may not be dangerous, yet it can keep a buyer from feeling at ease while viewing your house.
Most people simply require advance notice for showings so they can secure or remove their pet. This is fine, but it can get in the way. Your best, most motivated buyer may want to see your house on the spur of the moment — and if they can't see yours easily, they may buy another one instead.
10. Where To When…
Where are you moving once your house is sold?
Many people planning to sell are more concerned with where they're going than with preparing their house. Unfortunately, this often leads to mistakes and lost money.
The reality is, most people can't buy a new home without first selling the one they own. And that makes people nervous: "What if I sell my house and can't find something to buy?"
Ideally you'll find something once your house is under contract. But have a backup plan. Living with family, a short-term rental, or a hotel are all options. Planning for the "what if" puts you in a stronger position as a seller.
11. Funding Your Future
Many people don't realize it's important to get pre-approved for a mortgage on their next home before they even begin to sell their current house.
If you have enough cash to buy outright, skip this. But most people need the proceeds from their sale to qualify for their next mortgage.
Don't wait until your house is under contract. That's a mistake many people make. Speak with a lender before putting your house on the market — they'll pre-qualify you or give you a conditional pre-approval.
12. Unthink
How much do you think your house will sell for?
Most people have a number in their head. Some pluck it out of thin air. Others look online. Some add up what they owe plus renovations plus commissions plus what they need for their next house.
None of those methods are accurate.
The most accurate way to know your home's value is to get a thorough Comparative Market Analysis (CMA) — and that's exactly what I'll prepare for you.
Listing your house for more than it's worth is one of the most costly mistakes a seller can make. It leads to longer days on market, price reductions, and ultimately a lower sale price than if you'd priced it right from day one.
13. Get Me Involved Early
It's a good idea to connect with me before you start prepping your house for sale — not after.
Why get me involved early:
- I'll get to know your house and property better — helping me formulate marketing, strategy, and talking points
- I'll understand your situation so I can give the best, most thoughtful advice
- We'll build trust that benefits you during the sale
- I can "prime" the market — talking up your house to other agents and potential buyers before it even hits the market
- More time for paperwork, photography, sales copy, and marketing materials means more accurate, stunning, and effective results
Too often, homeowners do their prepping alone and call in their REALTOR® when they're ready to list — losing a lot of value they could have received by getting me involved earlier.
14. Your Home Prep Checklist
Use this checklist to make sure you've covered the essentials:
- ☐ Walk through your home with "buyer's eyes"
- ☐ Declutter every room, closet, and the garage
- ☐ Address any odours — clean, don't mask
- ☐ Remove personal photos, décor, and bold artwork
- ☐ Check every lightbulb — replace dead or dim ones
- ☐ Make a list of repairs and discuss with Karen
- ☐ Consider a pre-listing home inspection
- ☐ Consult Karen before any major renovation
- ☐ Boost curb appeal — lawn, walkways, exterior
- ☐ Plan for pets during showings
- ☐ Have a backup housing plan
- ☐ Get pre-approved for your next mortgage
- ☐ Get a Comparative Market Analysis from Karen
- ☐ Gather permits, receipts, and warranties
- ☐ Call Karen early — (902) 840-3599