If you are selling an older home, you're probably aware that some buyers see old homes as obsolete. They see floor plans as dated. They see plumbing and electric systems as inefficient. They see some construction materials as worn out or toxic.  

Unless you want to accept low-ball offers from flippers, investors, and other bargain hunters, you might consider making some updates that have a good return at selling time.  

Some modernizing involves expensive retrofitting, using newer materials or techniques. And some modernizing is simple and economical. The improvements you choose to make depend on the condition of the house, your budget and schedule, your neighborhood, and the pool of potential buyers. Your Realtor can help you make choices about what needs attention.    

Show your stuff 

Let's not forget that older homes have their charms. Make sure your online listing points out special features like original woodwork and hardware, an established and walkable neighborhood, and any unique features like Dutch doors, a laundry chute, or a breakfast nook.

To add nostalgia, the homeowners opted to keep 
the whitewashed brick exposed. Photo: DigsDigs 

Modern staging

One way to make an older home feel up-to-date is by staging with some furnishings that nod to the present.    

I would never suggest that you invest in furniture you don't like just to make your home look newer. There are economical ways to put a new shine on your surroundings. 

Sometimes you can borrow a few pieces of furniture from a friend or relative. Or rent something like a contemporary desk and chair to stage an office. 

Rental companies will rent and deliver  
a rooomful of pieces that will make 
 your home look newer. Photo: Cort Rental
Also, you can find budget-friendly modern furniture at discount stores, furniture you can later sell when your home sells. Low-cost choices that are handy for staging include side chairs, ottomans, end tables, and patio furniture. I have had success selling hardly-used furniture on Facebook Marketplace. 

A cushioned sling chair like this one could update
the look of a bedroom, den or living room.
Amazon sells this for less than $100. 

Modern art on walls will update a space, too. The art can be DIY abstract paintings or art objects from second-hand stores. You can buy any oversized, framed art from a thrift store, prime it, and let me show you how to cover it with an abstract drip painting.  

Art for staging isn't limited to wall decor. Whatever you put on shelves, tabletops, and bookcases should have a modern vibe. Modern art has clean lines, so keep your eye out for large-scale decor props like glass vases. Another economical source for contemporary props is sale items at places like Home Goods, TJ Maxx, and Marshalls.    

Modern abstract art helps make this traditional
home look more contemporary. Photo: Issuu.
 
An inexpensive rice paper shade over a simple
string light makes a statement in this 
bedroom. Photo: Design Within Reach. 

You want your staging to emphasize any of your home's vintage features, like high ceilings, large windows, or beautiful woodwork. Don't hide any of these selling points with window treatments or heavy furniture. 

Leaving windows unadorned shows off the
original trim. And contemporary art, rug,
lighing, and color palette bring
this historical home into the present.  

Today's lighting 

Professional stagers know that lighting is an important part of homestaging. You know your indoor artificial lighting demonstrates good staging when it makes your rooms look bigger, brighter, and cleaner. 

Get your lighting choices to work for you by using accent lights to highlight special features, and by installing stylish modern ceiling fixtures. 

This home gets a fresh look with mid-century-
modern furniture and lighting.
The light fixture emphasizes the authentic
pressed tin ceiling. 

LED lighting has multiple benefits. Because they're economical, safe, and eco-friendly, you can feel good about leaving them on when your home is for sale and you can't be there for those last-minute showings. You can't expect a real estate agent to go through the house, switching on every lamp and overhead fixture. LED lights used for outdoor illumination are more reliable and longer-lasting than incandescent lights.

Today's tech-savvy buyers will be impressed if you have programmable lighting systems. It's another way to make an old home look up-to-date, an important consideration for young buyers and senior buyers as well.  

Water and air quality

Buyers can be nervous about the plumbing in older homes. They know that newer homes have lead-free pipes and water treatment systems to deliver safe, good-tasting water. You'll get good marks from a home inspector if your plumbing is today's PVC, PEX, CPVC, or copper instead of cast iron. 

Installing upgrades like smart water monitoring and leak detection can range from $1,000 to $3,000. For homes with outdated plumbing, a more significant upgrade to newer pipes or a tankless water heater might add another $5,000 to $10,000. The good news is that the ROI will be between 3% and 6%. So, if a home sells for $300,000, the increase in value will be between $9,000 and $18,000 at sale time. Something to think about!

Although this is a 1940s house, those vinyl
replacement windows and a 
new HVAC unit assures buyers 
 that they won't have to worry about 
repairs or being too hot or too cold year-round.  

If you have an up-to-date HVAC system, add the specs to your online listing. People want to know they won't have trouble staying comfortable indoors and that they won't incur expenses for replacing or repairing older systems of heating and cooling. If air purifiers and dehumidifiers are normal for your climate and market, let buyers know what you have done to assure clean indoor air. 

Landscaping

Is it time to give the shrubs around your house a trimming? Are they blocking views from the windows? Do trees need to be limbed up so more light enters the house? Do any have dead limbs and signs of poor health? 

You don't want your home's curb appeal to say, "I'm new construction," but you don't want the message to be, "No one's given me any attention in 100 years." The happy medium is a landscape that's in scale with your house, features an assortment of interesting and healthy shrubs (or whatever local vegetation is appropriate), with a clear path to the front entrance. 

This cottage that's been "plaqued" by the 
local historical society has true-to-the-period
landscape that is easy to maintain. 

Get the look, get the book

Even if your home isn't up to the latest upgrades, there are numerous ways to appeal to buyers. Remember that many buyers appreciate the style and quality of older homes and are happy to make their own remodeling choices. Stage it so they appreciate what makes your home a gem!

You'll find all the tips and tricks to doing your own home staging in my eBook, DIY Home Staging Tips to Sell Your Home Fast and For Top Dollar. Don't leave without downloading it.