Checklist for the Perfect Backyard

Friday, April 11, 2025

When your home is on the market, you want it to appeal to the largest pool of buyers. A backyard is one way to do that. 

That's because a backyard serves many purposes -- different purposes to different people. To most buyers, a backyard is that important oasis and private retreat. Others value it as a place to entertain or an area for recreation. Families want a place for children to spend time outdoors, away from their electronics. For most pet owners, a backyard is on their "must-have" list. And more than ever, Americans are pursuing outdoor hobbies like gardening, keeping chickens, meditating, or bird watching.    

But often, a backyard can be a cluttered eyesore that discourages buyers. Here's your checklist to make sure your backyard is something that makes buyers want to own it.

Basic requirements 

The best backyards are ones that don't cry out for immediate work. This is especially important to first-time buyers and busy families. They don't want things like a fence or deck that has peeling paint, or shrubbery that's overgrown, or turf that's patchy. But features like tidily mulched beds, drought-resistant plants, and smart irrigation will win them over. 

Backyard privacy is a prime requirement for buyers, so if you have a fence or a mature hedge, make sure it's mentioned in the specs of your online listing. There are ways you can create small areas of privacy with lattice panels, a shade canopy, or artificial greenery screens.  

If there is a view from your backyard,
either near or far away, make it obvious.
Use the technique of "borrowed view" to
make it part of your staging.
Photo: Michael Partenio via Meredith

Also, everyone wants a flat, usable lawn. It's a must for games, playground equipment, and an above-ground pool. A patio, deck, terrace, or deck is almost essential because it's like an outdoor living room and makes your interior square footage seem larger. 

These are the must-haves. Let's look at the optional perks that add value to a backyard.  

Geenery is a must

Whether your property is large or small, urban, suburban, or rural, mature plants are important. Trees and large shrubs provide shade, privacy, and natural beauty. If there are overgrown, dead or diseased trees on your property, it's time to call a tree removal company. It could be that only some branches need to be removed to rejuvenate a tree. Make sure your tree trimmers haul off the debris. 

Smaller shrubs suggest that a home is a newer building, so if you have bare areas that make your backyard look ordinary, it might be time to install a variety of small plants like hollies, spireas, abelias, mugo pine, or boxwoods. Any garden center will help you select some that are low maintenance and inexpensive.  

How to stage your backyard

A patio or deck staged with seating will entice buyers to linger and imagine themselves as owners. Pathways and stepping stones will encourage them to explore even a small area and appreciate the sense of spaciousness. 

Outdoor seating should harmonize with 
the style of your home -- from new and
elegant to fun and funky, and everything
in between. Photo: Kimberly Gavin via Meredith

Any landscape hardscape, like a patio of concrete, pavers, natural stone, or brick, benefits from some soft touches like nearby greenery or hedges. Container plants of colorful flowers will add a homey touch. Even in winter, a patio can be staged with colorful containers of hardy evergreens. 

A grill isn't a necessity, but if you have one, make sure it is in good shape and clean. Games like cornhole or badmitten might be suitable, but avoid staging with equipment like horseshoes (unless plastic), a playset, treehouse, or trampoline, that could lead to a lawsuit for injury.

When it's impractical to install
or care for turf, sometimes gravel can
be the foundation of your patio or yard.
Photo: James Nathan Schroder via Meredith

If you are planning to fix and flip a neglected property, it could pay you to hire one landscape company like this one who will take care of everything from correcting drainage to adding sod, a patio, and any other features you think will return a profit.  

Other touches that add charm to your backyard space are garden lanterns, string lights, firepit, solar fountain, herb garden, shady pergola, picnic table, lounge chairs, hammock, or birdbath. Depending on the season, pots of colorful annuals always make for perfect outdoor staging.

A simple herb garden like this, or a raised 
bed of blooming annuals is easy to construct
with purchased, mature plants. Photo: The Spruce

 Get the look, get the book

Prepping your backyard for the real estate market is similar to the way commercial properties need to be planned. Both require plantings that are attractive all year and don't require much maintenance to keep them looking good.

Whatever you invest in improving your backyard will return dividends when you sell. Your backyard can be The Thing that tempts buyers to choose your home over other properties they've viewed.

Be sure to go here to read about and download my homestaging eBook, DIY Home Staging Tips to Sell Your Home Fast and For Top Dollar. You'll learn all the secrets that professional stagers use to make homes irresistible to buyers. Don't wait while other sellers scoop up all the motivated buyers!

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Tempt Buyers with Your Outdoor Style!

Monday, March 17, 2025

The wish list a homebuyer has in his mind usually specifies the number of bedrooms and baths. But often high on these lists are other items -- outdoor amenities like a screened porch, a fenced yard, a great view, a double garage, a pool, space for a garden, or a large patio. 

If your home has any of these features, be sure buyers notice. Stage them to make them as obvious and appealing as possible! 

Landscape

Probably no wish list is going to include "beautiful landscaping," but if you groom your yard at selling time, it could be what reins in a purchase offer faster. 

If there's one word to describe how a landscape should look when a home is on the market, it's "manicured." It should not look so immaculate that it resembles Disney World, but it needs to appear well-maintained. 

Before your Realtor schedules the photographer's visit, you'd be smart to pay for a lawn service to take care of any overgrown trees and shrubs, and clear away any debris. If your home is listed in a season when the landscape is not at its peak, perhaps you can provide your listing agent with photos of your yard when it's in its prime.   

Mulching and edging make a
border like this of mixed shrubs 
look cared for and easy to maintain.  

An outdoor feature like a fountain or
a simple herb garden, rock garden or 
succulent garden, make a landscape more 
interesting. Photo: IntimateLivingInteriors

Front entrance

Your front facade is like the anchor of your curb appeal. Stage our entrance area to make it obvious and cheerful. That can call for something colorful, unique, or whimsical. It's an opportunity to emphasize local traditions and style. Avoid anything controversial, like political signs or doormats that use rude or obscene words. 

If you have hardscape like a paved driveway, concrete or brick paths, or a poured patio, now's the time to pressure wash these areas. Pressure washing vinyl or fiber cement siding makes your house look new. Products like Spray & Walk Away make cleaning vinyl railings and shutters easy.

Your home's front facade is usually its profile
shot on your online listing. A clean and simple
landscape like this makes it photogenic. 

A shaded front porch with a comfortable wicker chair
and a floral wreath makes this entrance extra charming.  

Back yard

Backyards are where homeowners go to relax and entertain. Outdoor living space increases the value of your home, and spaces like screen rooms, decks, and patios cost less per square foot than interior rooms but make any house look and feel larger! 

Home buyers envision themselves moving up the ladder of success with their home purchase. A pool can be a status symbol or a necessity. In some areas and in some neighborhoods and with some families, a swimming pool is essential. One of my neighbors says his backyard pool keeps his teenage boys at home rather than "getting into trouble." Other people want a pool for the exercise it offers, or the ability to be outdoors and stay cool. 

If your property includes a pool, it's bound to be the focal point of your yard. Keep it in perfect repair, extra clean, and prepared for whatever season your home is for sale. Having it professionally serviced will add to its allure, keep it healthy, save repair costs, and extend its life.     

One selling point of this condominium
is its private backyard with an adjacent
patio that's staged as a bird-watching station.

Drone photography will help clients see
your setting from a new vantage point.
This photo shows off the hot tub.  

Imagine the delight when people touring
homes on the market step into this
outdoor area with a view. The seating says,  
"Stay a while, and imagine living here!"

It's simple to stage a pool 
in summer with some potted plants
and some outdoor lounge chairs.
Photo: Young House Love

In snowy winter months, your pool service
company can keep your pool looking like
the asset it is. Photo: Latham   

Garage

There was a time when a garage was just a place to park the family car and have a workbench for home repairs. That's history! Today, people use their garages for home gyms, offices, hobby areas, man caves, or storage. No matter how you're utilizing your garage, now is the time to streamline it to show its spaciousness and versatility, even if that means storing some things offsite temporarily. 

The popularity of a backyard storage building is skyrocketing in America. If you own one, make sure it is mentioned in your MLS listing and included in the photographs. You may not be able to stage it like a pretty She Shed or the ultimate Game Room, but you can make it look as spacious as possible for showings by decluttering and organizing it.  

If your garage needs a fresh look,
there are ways to give it more style,
according to what This Old House says.

Kristi at Addicted2Decorating gave her
backyard workshop a cottage look with 
her own DIY touches like a brightly
painted door, wooden steps, a pergola,
shutters, and window boxes.  

Get the look, get the book

Buyers often decide which house to buy based on one selling feature they love -- features like that pool, spacious patio, or extra garage! Be the seller who tempts buyers with your outdoor extras. Your staging should reflect the neighborhood style while introducing unique elements that make your home on the market memorable.

Get all the advice you need to homestage your own property. You can do it! Just follow the advice I've  learned from decades in the real estate, home improvement, and staging field. Download your copy here of  DIY Home Staging Tips To Sell Your Home Fast and For Top Dollar.

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Three Upgrades That Buyers Love

Thursday, March 06, 2025

When we're talking about curb appeal, there are times when those sweet touches like potted annuals by the front door and a new mailbox aren't enough to meet and beat the competition in today's housing market. 

To be competitive, your home might need some professional services in addition to DIY home improvement projects. 

Let's look at three upgrades worth hiring out if you want a quick sale for a selling price you love.  

Add a fence

Americans love their fenced yards! Whether it's for privacy, security, blocking a poor view, or to create a safe area for pets or children, a fenced yard is a definite plus. 

You can seek the advice of your listing agent to learn what buyers in your market expect. Fence installation isn't a do-it-yourself task, but what you can do yourself is use these criteria to judge what determines a good fence company. 

Check with local building codes and ordinances for things like required setbacks from property lines. If you are in doubt about your boundaries, it's time for a professional survey that you can make part of your sales package. 

Fencing can frame your property, minimize
some of its deficiencies, and  
emphasise its best features. Photo: Cascade

A fence can be a problem-solver for certain home sellers. If your nextdoor neighbor has an ugly backyard that's cluttered with unfinished projects, you can install a privacy fence. If your little bungalow home looks insignificant, you can add the proverbial white picket fence. If your home abuts a busy street, you can muffle it with a tall fence that acts like a sound buffer. 

Depending on the style of your home, your budget, the area to be fenced, the purpose of the fence, and local traditions, your fence could be made of wood, metal, or vinyl. Chain link fences serve a purpose, but they're anything but pretty. Metal fences are attractive and durable but costly.  Wooden fences can be money-savers, but vinyl fences offer the aesthetic benefits of wood without the maintenance. And most of today's buyers want a low-maintenance home.   

Paint your siding

Nothing makes a house sparkle like a brand new home more than a fresh coat of paint. Your home's siding could be stucco, fiber-cement, engineered wood, real wood, metal, brick, stone veneer, or vinyl. Except for brick and stone exteriors, all these surfaces can accept paint if the painters prep the surface right, and then use the right kind of paint. As an alternative, sometimes a good pressure washing is a substitute for a new paint job. 

If you paint, choose a neutral paint color that fits the character of other homes in your immediate neighborhood, but is not identical. You'll save money if the color you choose is the same or similar to the exiting color because one coat will probably be enough. 

Don't be the neighborhood's crazy person with the purple house. For historic neighborhoods, planned communities, and condominiums, be aware of local ordinances, and HOA rules about what paint colors are approved.  

Some homes have a combination of siding
material, like this facade of vinyl and 
engineered stone. Photo: First American Roofing 

If your wooden siding has not been painted in 10 years, it's time to invest in a professional paint job. This is especially true if the original paint project was not the best quality, or if your home is prone to strong sunlight or extreme weather. Some experts say that most homes need new paint every three to five years, or every four years for stained wood. Fiber-cement siding like Hardi Plank will go 15 years before needing paint.    

Count yourself fortunate if you have cedar siding or a brick or natural stone exterior, since these low-maintenance materials are especially attractive to buyers. The cost of painting a home's exterior will range from $1,800 to $13,000, depending on your location, home size, siding material, and necessary prep work. 

Spruce up your yard

Unless you are an active gardener, or have been depending on a yard maintenance company for years, chances are your landscape can use some tweaking. 

Consider contacting some professional landscaping services, but don't feel obligated to hire a particular service just because you've asked for an estimate. These companies understand you are "getting quotes." You will learn from each contractor you speak with, but I would limit your list to three or four. 

You can make a choice based on price as well as what landscape changes seem like worthwhile ones. Check the company's website for a portfolio of its work. Read reviews on Yelp and Nextdoor. Get opinions from neighbors and local landscape suppliers.  

Questions to ask yourself and the people giving you quotes: Does my yard look as good or better than others in the neighborhood? Does it show signs of neglect like overgrown areas and damaged trees? Are there ways I can make the yard require less maintenance? 

It could be that all your landscape requires to impress buyers is a "deep cleaning." In one day you could have beds that are freshly mulched and edged, plus all your shrubbery neatly pruned. 

If you decide not to make major changes in your landscape, you'd be smart to schedule a maintenance company to regularly mow the lawn, edge any beds, and keep the hardscape clean for as long as your property is for sale. This cost is worth the benefit of a manicured landscape. 

Using indigenous plants appropriate to your 
climate will ensure that they stay healthy 
with minimal care. Photo: My Domaine

Get the look, get the book

Be sure your home is ready for its MLS photographs! 

Whatever you spend to improve the looks of your property can significantly increase buyer interest and add to your selling price. Remember that every day your home stays on the market costs you money in things like taxes, upkeep, and interest charges. Speed up the sale of your property by investing in an interesting and yet tidy exterior that will impress buyers. 

Download my eBook, DIY Home Staging Tips to Sell Your Home Fast and For Top Dollar. You'll be surprised at the many ways your home can be worth more! 

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Market Your House to Buyers Who Work From Home

Monday, February 10, 2025

The popularity of remote work isn't going away. While some jobs require time spent with customers or co-workers (or bosses!) surveys show that both employers and employees are more productive when they work from home with a flexible schedule. 

If you are listing your home for sale, why not tap into this market of home buyers, people who want a property where they work remotely. 

Maybe you think your home isn't the kind that a remote worker would seek out. But you'd probably be wrong. There are a few simple requirements to satisfy these buyers.       

Check your connections

Fast, safe, and reliable internet connectivity is a must for a remote working setup. 

If your home was built after the 1980s you have adequate power outlets to support the electric demands of a typical home office. Although some rural areas of America are without internet service, almost all U.S. homes now have access to it.  

If your home is even newer, it's probably equipped with the latest smart home technologies that ensure consistent, high-speed internet service. If your home is a large one, you can employ boosters or mesh Wi-Fi systems networks to make sure work sessions aren't interrupted. 

Make sure your listing agent has the right facts about your internet service options. 

An office that has curated shelving with "shelfies"
gives buyers the message that this is 
a space where they can have video chats. 
Photo: Just A Girl

Brag about amenities

Don't worry if your home doesn't have an open floor plan. People who work from home prefer a space that makes it easy to concentrate, be productive, and schedule Zoom calls uninterrupted. Your MLS should mention it if one particular room is private, quiet, or has a relaxing view. 

Remote and hybrid workers looking for a home to buy want to unwind and they might miss features that they grew accustomed to when they worked for an on-site company, perks like a fitness room, swimming pool, sauna room, and a coffee bar. People between the ages of 20 and 29 are the most likely to move, and these are the people who would really appreciate your perks!  

If space allows in your home, you can stage a fitness area in a den, basement, bedroom, or garage. 

Even a small bathroom can be staged to look spa-like and luxurious. And I've blogged about staging a coffee bar. 

These workers still need to have easy access to public transportation or major highways. They may not have to commute daily, but they usually need to or want to travel for business or leisure. So, your MLS listing should give distances to nearby transportation options. 

If a pool is part of your property, make 
sure your listing shows it at its best.
Include an image of any pool that is part
of your community or complex. 

Stage an office

If you want to take a bite out of the WFH buyer market, it's essential to suggest that your home has space for a home office.  I've blogged about how to stage a home office. 

Remote and hybrid workers often need a Zoom room or space for conference calls, interviews,  presentations, and team-bonding events. Fortunately, staging a good Zoom room is similar to staging any home office. They both should be uncluttered, stylish, and interesting, especially the background of a space used for meetings and FaceTime. 

A corner of one bedroom can be staged to 
suggest that your house can accommodate a space 
 for working from home. Photo: Coastal Living

Other qualities of the well-staged home office are good lighting (either natural or artificial), an interesting desk, some storage areas, and a comfortable but chic chair. 

Staging essentials for the office: decor props
to give the room some details and
textures, a simple color scheme, and
some greenery. Photo: Sanctuary Home Decor

 Get the look, get the book

Statistics from Zillow suggest that the demand for homes that are WFH-friendly will continue to be important and that buyers are willing to pay more for homes that offer features that remote and hybrid workers want. In fact, listings that include the term "home office" get more views. So, don't miss out on this important market. 

Get more advice on making your home the one that stands out, the one that checks all the boxes on buyers' wish lists. Download my homestaging eBook now and begin prepping your home for the real estate market today!   

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Six Steps to Make Your House Look Larger

Monday, February 03, 2025

Most people shopping for their next home want a larger home. Retirees may be downsizing, but others have a family or a bank account that's expanded and want a bigger house.

If you are selling your home, you can grab buyers' attention with your square footage, but you can also impress them with how large your home looks. Don't shy away from home renovations that will help your home sell faster for a better price because the renovations made your home look larger.  

Here are some ways to make the most of your home's size.   

Exterior tricks

Light colors reflect light. They make everything from waistlines to homes look larger. Does your home's exterior show some pale paint choices? 

It's understandable if you don't want to spend money on painting your dark exterior siding a different color, but there are still things you can do. You can paint the trim white or a light color. The trim can include window frames, porch railings, shutters, columns, fascia boards, the foundation, corner boards, and the trim around the front door. 

You can paint your downspouts and gutters to match the siding. Even asphalt shingles and brick chimneys can be painted for a seamless look. 

If you are replacing your windows to make your home more energy efficient, choose white sashes to make your windows appear larger. 

Reducing details that distract can make your outside look larger, too. Hide things like propane tanks, generators, HVAC units, recycling bins, and garbage receptacles behind partial fencing or shrubbery. 

Your home could be competing with newer ones on the real estate market. The older your home is, the more likely it's ready for the kinds of updates that today's buyers expect. 

This home had good bones but 
looked ordinary. Photo: BHG 

Here's the same house after it's 
been dressed up with a new roof and
railing, fresh paint, and landscaping
that flatters the home. Photo: BHG 

Put your landscape to work

How your home's landscape looks is as important as how the building itself looks. A good landscape, one that's planned well and maintained, gives a house a "sense of place" that adds to its perceived value. 

Older homes often have trees and shrubbery that have overgrown their space. Trees can be limbed up to let in more light and show more of the home. Shrubs can be pruned to make them look younger and neater. Trim or move foundation shrubs to leave at least three feet between them and the house to allow for air circulation and pruning.  

Make spaces around your house look larger by using fine-textured plants and pale colors at the borders. Keep the path to your entrance clear and visible from a distance. It's your home's focal point, the "smile on your house." 

If there are nearby views worth noticing, such as a distant mountain range, a body of water, or even the neighbor's beautiful garden, clear your landscape so they are visible. This practice is called "the borrowed view," and it can make your property feel larger.

A small house can get a boost
from add-ons like this pergola.
Other exterior perks could be 
a simple deck or patio. 
Photo: Julian Porcino 
via My Domaine 

Fine-tune your indoors  

I always advise pale colors for homestaging. But when your house is small and you want it to look large, it's even more important to base your color scheme on light colors, especially on your walls. Use white paint on the trim around doors and windows. Then, if the new owners decide to paint walls a different color, it's a bonus that they won't have to paint the go-with-everything white trim as well. 

 

Just as outside, reduce clutter and small details. Go with fewer but bolder decor pieces. Have a plan for decor items that share a theme or material so your home decor looks intentional rather than random.  

This fairly compact bath feels
roomy because of its white walls,
lack of clutter, and the pale
green flooring and tub surround. 
Emily Henderson Design
Photo: Sara Ligorria-Tramp

Use a simple color scheme that flows from room to room for an uninterrupted feeling that makes home buyers sense more space. I like to see a mirror in every room -- hallways, bedrooms, baths, even a home office. They reflect light and open up spaces. You can always find mirrors worthy of home staging at second-hand stores. Any mirrored decor piece will bounce light around. Other reflective surfaces are glass (like framed art and windows) and polished metal (like cabinet hardware, doorknobs, faucets, and lighting fixtures). 

 

Double-check your flooring

Aim for a unified style with your flooring. When your home is photographed or when people come to tour it, remove small throw rugs and bath mats. Small homes can be made to "read" larger when all the floors match. 

To show more floor, use your leggier, low-profile pieces of furniture, and store your redundant or massive pieces. Consider selling your bulkiest furniture and using the cash towards new pieces for your new home. Those heavy, super-sized recliners and couches are burdensome to deal with on moving day. Then, stage with your clean-lined and smaller pieces of furniture for an airy look. 

This small dining area benefits
from the open-weave seating and
the single base tulip table characteristic
of Mid-Century Modern furniture. 

Rearrange your furniture 

Another tick professional stagers use is to place furniture at diagonal angles. It seems intuitive to line couches and tables up with the walls, but if you angle them out from the wall, you'll have a more interesting arrangement that makes the room appear larger.  

Create natural pathways through the house so people entering a room can see the opposite side. I've blogged about how to arrange furniture and written an eBook titled A Guide to Arranging Furniture Using What You Have. You can download it here.  

Aim for Spotless

Of course, cleanliness is essential if your home is going to make buyers feel the love. Dirt and messes make rooms look smaller. A deep clean after decluttering is the best advice I can give. If this chore seems daunting, break it down. Tackle it room by room, or else tend to dusting walls and ceiling fixtures one day, cleaning cabinet doors another day, and so forth. Or consider hiring a cleaning crew for a one-day deep clean. 

A well-lit room will appear cleaner than one dimly lit. Make sure your lighting fixtures and lamps have maximum wattage. If possible, turn on all floor and table lamps when there is a showing. You can't expect Realtors to do that for you.

The mirror in this entryway acts
like a window to open up
 the space. Photo: Decoist

If you can flood your rooms with light they will look larger and cleaner. Are your windows letting in the maximum amount of sunlight? You can use sheers or even omit window treatments entirely if that look fits the style of your furnishings. Avoid heavy or dark draperies and blinds. A large mirror placed opposite a wall of windows dramatically enlarges the look of the room.    

  

Get the look, get the book

You can get all the advice and plans you need to make your home the one buyers fall in love with. My eBook DIY Home StagingTips to Sell Your Home Fast and For Top  Dollar has helped thousands of home sellers make their homes more appealing to buyers and more profitable for themselves. Why wait, when you can begin your staging today.  

 

Top Photo: Laurey W. Glenn. Design by Michele Prentiss via Hello Lovely.

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Outdoor Projects That Boost Your Home's Value

Friday, January 17, 2025

Before prospective homebuyers enter your home, they've already formed an impression of it. Maybe they've already seen your online photos. Or maybe they're meeting their Realtor in front of your house. 

Clean homes sell

A Realtor told me once that any property will sell if it is "clean and priced right." That's a simplification, but still true. 

When house hunters see a home that shows signs of neglect, they assume there are unseen maintenance problems. So, if they are interested, their offering price will be lower than your asking price. Peeling or faded paint is a sure sign of neglect. Even vinyl siding isn't entirely maintenance-free. Here are some signs that your vinyl siding needs repairs.  

The smaller the home, the more 
important it is to reduce clutter, 
both inside and out. This cottage 
scores an A-plus for tidiness. 

Outdoor clutter is distracting and makes it difficult for buyers to appreciate your home's best qualities. Many MLS photos show receptacles for garbage and recycling sitting in front of the house. Don't be that home-seller. Keep a tidy yard.  

Let "neat" and "clean" be your bywords. Any paved surfaces -- driveway, walkways, steps, and patios -- look so much better when freshly pressure washed. It's not pricey to rent a pressure washer and it's a satisfying job to tackle on a nice day!  

Square footage sells

Most of us can't add real square footage to our homes without spending big bucks. But a patio or deck can be the next best thing. They appear and function as useable "rooms," especially when they are adjacent to the house. A "Flyover"patio like the one pictured above has an elevated roofline that makes your house look larger. 

This house devoted some of some of its
backyard space to a simple patio
of pavers, and staged it to look important.

Decks are an expected amenity in some parts of the US. If you have one, stage it to look like a place to spend time relaxing and entertaining. To start, make sure wooden steps and decks get cleaned. Here's how to wash a deck without damaging it. 

Outside staging can be more colorful than indoor staging. Stage with seats that are comfortable The longer you can get homebuyers to linger at your property, the greater the chances they will make an offer. So, give them some inviting, sit-down spaces! 

Other backyard amenities are an outdoor shower, a little herb garden, or a tabletop fountain. What can work against you at selling time are a hot tub, a play set or sandbox, an enclosed dog run, or any landscaping that looks high maintenance. 

All this deck needed was some seating
and a makeshift table to hold a plant.
Your deck doesn't have to be fancy.  

A firepit is a definite backyard plus. So is a 
 privacy fence and a well-tended landscape. 

Curb appeal sells 

Spruce up your landscape before the photographer gets there. When shrubbery or garden beds are close to the house, the more groomed they should look. Electric hedge trimmers make pruning  them easy. Here are my tips for easy pruning. If you have ornamental grasses or large shrubbery at the edges of your property, they can look a little wilder. 

If there are branches overhanging your house, have them trimmed. Professional tree trimmers know how to do it correctly and safely. And they will haul off the debris.

Good landscaping relies on what is 
appropriate for the locale. Good landscapes
 use plants and materials that are native
to the area, and do not abuse natural
resources like water. Photo: Bob Vila  

If you have flower beds that are bare when you list your home, edge them neatly and refresh the mulch.  If you have photos of your yard in another season, ask your listing agent if they are impressive enough to include in your online listing.

If your front door needs a refresh or an updated color, here's how to you can do it yourself without taking the door off its hinges.  A classy, brand-new front door knob, and a fresh welcome mat make a good initial impression.

If you have a front porch, make it look inviting. If there's room for a chair or two, or a porch swing, all the better. A smart doorbell is a nice perk. Add a colorful wreath to dress up your entrance. Choose one that's weather-resistant, like a vine or twig wreath, or an artificial green one of faux boxwood or lavender. My Pinterest board for wreaths gives you 50 examples of wreaths for all seasons.  

Get the look, get the book 

You have one chance to make that first impression with buyers. Impress them from the start with the way your exterior looks. Let your home's exterior increase the perceived value of your home. Don't leave without downloading my eBook, DIY Home StagingTips to Sell Your Home For Top Dollar. It's your indispensable guide to getting your home ready for buyers.

Read more »

How to sell a distressed house

Monday, January 13, 2025

Let's say you want to sell your home. It was once someone's pride and joy, and still has some of its original charming features. It's in a convenient location, close to amenities and public transportation, and the floorplan and lot size are desirable. 

But your house is seriously outdated or needs major repairs. 

Of course, you want to maximize its value. You don't want to walk away from a potentially money-making opportunity. Maybe you'd be happy to just recoup your initial investment. 

You have three choices: Sell as is. Do minor repairs. Or tackle a major renovation.  

Just list it

The simplest solution is to contact a local Realtor to get your house on the real estate market without spending time or money on repairs. I've blogged about how to hire a Real Estate Agent  so you'll get the best service possible. You want someone who has experience in the local market, but is willing and able to cast a wide net. 

Often these "distressed properties" are grabbed up by flippers or even corporations who have the money, contacts and know-how to turn a property around. If you want a quick and easy sale, you might decide to step aside and trust your listing agent to handle the details. Of course, you'll want to stay informed of decisions and progress as the selling process moves along. 

I don't recommend selling to someone who will offer you fast cash for your property "as is." If you read reviews of these transactions, you'll see that there are lots of glitches. You will never get a good deal. Yes, you'll get out from under ownership, but you'll pay for that convenience. Only you know your bottom line. If you need cash fast and have no tolerance for details, sometimes it's better to cut your losses and move on with your life. 

Make some changes

Your second choice is to tackle the kinds of projects that matter to buyers but that don't require much time or money. This is when DIY projects pay off. Can you do some minor repairs like patching holes and painting walls? Are you willing to do a deep cleaning or hire a cleaning service? Do you know contractors who can help with electrical and plumbing problems? 

Work with your listing agent to learn what's expected in your market, in your locale at your price point. I always suggest homestaging a property, even ones that need additional improvements. 

Even minimal staging helps a property sell faster 
for a better price. Photo: TwinValleyWoodcrafts 

Maybe your house can be marketed as an investment property -- a rental house -- instead of someone's dream home. In that case, things like fancy major appliances, a garbage disposal, trendy lighting fixtures, and extensive landscaping aren't crucial. There is something called "The 1% Rule" that investors use to make decisions. A landlord should be able to charge 1% of the purchase price for a month's rent. If you list your home for $200,000, an investor wants to be able to rent it for $2,000 a month. 

If an investor is looking for a property to use as a short-term rental, he will use a different formula and will need to make the major upgrades this market expects.           

By painting these pink walls a neutral color, 
cleaning or replacing the dingy carpet, hanging
the doors and adding knobs, you could 
solve some big problems in buyers' eyes.

Renovate the house

But perhaps you have the time, money and desire to improve your home's likability. According to Today's Homeowner, 57% of homeowners experience an increase in their home's appraisal value after completing renovations. Appraisals of course are what buyers have to show to their lender to be approved for a mortgage.

A simple place to start is with the exterior. Experienced rehabbers know that sprucing up the exterior lets neighbors and anyone driving or walking by that the home is getting "turned around." It's a good way to build curiosity.

No matter what the season, there's no reason for
a property to look neglected. Keep it pleasingly
landscaped, clean and even occupied.  

Start by eliminating or pruning overgrown shrubbery. If you have mulched areas, refresh the mulch. Pressure wash the house and paved areas if needed. There are several products on the market like Spray and Walk Away or Wet and Forget that let you get rid of stains and mildew without a pressure washer. According to Bob Vila, a thoughtful landscape design can enhance your property's value by as much as 20%.

You can work backward from your listing price to determine how much money you want to put into renovations. You know what you paid for the property (assuming you did not inherit your home), and how home prices have changed since then. You can't get too greedy. Remember that unless you've been living in grandma's basement or couch surfing with friends, you've had a place to live since owning the home. 

When a home has quality features like
hardwood floors and interesting 
architectural elements, staging
the rooms needn't be complicated. 

Once you have a budget, you can decide if you want to spring for new LVP flooring, replacement windows, a new roof, new kitchen and bath cabinets, new major appliances, improved insulation, a professional paint job, updated landscaping for better curb appeal, and equipment rentals to make the job go smoothly. You'll need to get estimates and then work backward from your predicted selling price to make decisions about how much to spend. 

How much you spend can also depend on what problems you can't fix no matter how much cash you throw at them. A bad view, noisy neighbors, small rooms, high taxes or HOA costs -- these are things beyond your control. Let your Realtor help you determine how to offset these problems by emphasizing your home's selling points. 

This is how the house pictured at the 
top of this post looks after it was 
thoroughly rehabbed. Read the story at
Apartment Therapy here. 

Try not to go into debt for major renovations. If the market is slow, you might end up paying too much for that loan. Keep a business frame of mind so you don't make emotional decisions about what you would do if you lived there. You are fixing it to appeal to the widest market.                                   

Get the look, get the book

Be sure to download my eBook, DIY Home Staging Tips to Sell Your Home Fast and For Top Dollar. You can download it now and start planning the kind of staging that sells homes. It's loaded with easy ideas and instructions to maximize your home's value. 

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