On this page, I’ll share some general tips for home sellers.
Declutter and depersonalize your home. If you’ve ever been to a new development and toured the model home, that’s the look you’re going for. You need to remove/store as much as you can and try to leave only the essentials. Clear off all the countertops in the kitchen and bathrooms. Remove the family and wedding photos. Decluttering is one of the cheapest ways to make your home feel larger and more spacious. Here’s a checklist for home preparation from my listing photographer for the day of the photo shoot.
Use an experienced real estate agent. A good real estate agent may provide enough value that they will make more for you than you are paying them. Their value comes from the knowledge, experience, and network (connections). There are so FSBO (for sale by owner) listings that are done well, but the vast majority of them are not so great. How you present the house makes a huge difference, and an experienced agent can help with that.
ALWAYS use a professional photographer for listings. Listing photography packages can range from just photos to 3D Matterport scans, videos, and drone photography/videography. For smaller listings, a professional photography package can be under $200. For larger listings, I’ve spent over $1,000 on photo/video/Matterport. Drone photography is always a nice touch, but it’s not allowed in certain areas. Your listing agent should cover the cost of listing photography. Tyson Le, with New Home Image, is my go-to listing photographer.
Consider staging your home. If your home is vacant, I would definitely recommend staging. It makes such a big difference, and NO, buyers can’t visualize the potential of a home. They need you to show you what it can be. Many sellers are hesitant to spend $3,000-$8,000 to have someone bring furniture, artwork, and decor into their home for a few weeks. However, I have seen the difference staging makes. I show sellers before and after photos of listings I’ve taken, and they are shocked that it’s the same home. If you are living in your home, many staging companies can work with you and make recommendations on what to keep and what to store/remove. Here are some staging companies in northern Virginia that I like to work with as well as links to my listings. Staging is usually a seller expense.
When it comes to pricing, listen to your agent. Many sellers think that setting a high list price will net them more money. In some cases, this strategy works. However, if you aim too high, your house will sit on the market without any offers. Have your agent provide some comps (comparable sales), and work together to come up with a reasonable listing price. Your pricing strategy will also depend on the current market conditions, which can change very quickly.
If you have a limited budget, paint is one of the best places to spend your money. When it comes to listing preparation, painting your home has a great ROI (return on investment). If your paint is in rough shape, keep in mind that walls and ceilings have the highest surface area in a home and can really signal to a buyer how well you take care of your home.
Kitchen and bathroom updates may or may not have a great ROI. Depending on the condition of your house, kitchen and bath updates may or may not have a great ROI. Kitchen/bath updates can be expensive and take a lot of time. If you have a lot of time (and money), go ahead and do them. Yes, it will increase the amount you get for your home. But if you put in $50k to get $50k-$60k more, was it worth your time? If you have an extremely dated home, putting in $20k may net you $50k or more. Discuss with your agent if you think you want to do major improvements.
Have your home professionally cleaned before staging or listing. Make sure your home is as clean as possible for buyers. The level of cleanliness signals a lot to buyers. Many staging companies also require a professional cleaning before bringing their equipment in.
Keep in mind that buying a home is an extremely emotional process. That’s why you want to present the home as well as you can. Staging the home helps the buyer visualize the potential of the home. Cleaning the home helps the buyer feel at home as they walk through the home. Have you walked through a home with no furniture and drywall dust all over the floors. How did it feel? Keep that in mind as you prep your home for sale.
Consider getting a home inspection on your own home. If you are worried about what a home inspection may reveal, consider getting a home inspection, even on your own home. That way there are almost no surprises, and you can address as many items as you can before listing your home.
I am a licensed realtor serving the northern Virginia area, including Fairfax County, Loudoun County, Arlington County, and the surrounding areas. If you’re looking to buy or sell, feel free to reach out to me at realtordannylee@gmail.com or @realtordannylee on Instagram/Facebook/TikTok.