What Do I Need to Do Before Showing My House?
A Practical Guide to Updates, Repairs, and First Impressions

One of the most common questions I get from homeowners thinking about selling is:
“What do I actually need to fix or update before I show my house?”

The truth is, not every home needs a full makeover to attract strong offers. But strategic updates can dramatically impact how buyers feel the moment they walk in the door… and how much they’re willing to pay.

Let’s break this down into simple tiers so you know exactly where to focus your time, energy, and budget.

Why First Impressions Matter So Much

Buyers decide how they feel about a home within 15 seconds!

You've probably know what I am talking about... you walk into a new place and it either feels good, homey, exciting, or it drags you down and feels congested or sad. Sometimes you "just know" or you "feel it"

That first impression carries through the rest of the showing and shapes how they interpret everything else they see.

Here’s the psychology behind it:

• Buyers shop emotionally and justify logically.

• Clean, bright, move-in-ready homes feel “safe” and “higher value.”

• Small visual distractions make a home feel like “work,” which lowers perceived value.

• When buyers see flaws early, they start “mentally subtracting” from the price.

A few strategic improvements can shift a buyer from
“Hmm, needs work” to “Wow, this home feels really well cared for.”

Tier 1: The Essentials (Low Cost, High Impact)

These basic tasks make the home feel clean, well cared for, and move-in-ready.

What to do:

• Deep clean every room

• Declutter 30 to 50 percent

• Patch nail holes

• Neutral, fresh paint

• Replace burnt-out light bulbs

• Clean windows inside and out

• Minor landscaping: mulch, trim, edge (especially the walk to the entry door)

• Fix anything broken that a buyer will immediately notice

Cost:

$200 to $800, depending on size of home

Impact on sale price:

Often increases perceived value by $5,000 to $10,000
Homes show better online and in person. You attract more buyers and reduce objections.

Why this number is justified

Buyers are already bringing a lot of money to the table, and tend to overestimate repair costs; a $75 fix often feels like $500 in their mind.

Clean, bright, uncluttered homes also attract more showings. More showings lead to stronger competition, which often raises offers by several thousand dollars. A well-presented home avoids early price reductions and sells closer to list price.

Tier 2: Smart Cosmetic Updates (Medium Cost, Strong ROI)

These updates modernize the home without large renovations.

What to do:

• Update light fixtures

• Replace cabinet hardware

• New bathroom mirrors

• Modern faucets

• Fresh mulch or simple plants

• Repaint baseboards

• Replace old blinds

• Professional carpet cleaning

Cost:

$800 to $3,000

Impact on sale price:

Can increase buyer perception by $10,000 to $15,000

Why this number is justified

When buyers see modern finishes, they mentally categorize the home as updated.
Homes with modern fixtures photograph better which drives more clicks, more showings, and higher quality offers. Buyers also pay a premium for homes that feel updated since they don’t want to complete projects after moving in. This tier often prevents appraisal issues or buyer renegotiations later.

Tier 3: Value-Boosting Improvements (Higher Cost, Bigger Returns)

These improvements compete directly with new construction and recently remodeled homes.

What to do:

• New LVP flooring

• Repaint or refinish kitchen cabinets

• Replace countertops with quartz or granite

• New bathroom vanities

• Tile backsplash

• Upgraded lighting packages

Cost:

$3,000 to $20,000 depending on scope

Impact on sale price:

Can increase value by $20,000 or more

Why this number is justified

Kitchens and bathrooms are the highest-impact spaces for buyers. A refreshed kitchen can shift a buyer’s budget upward because the home now competes with higher priced listings. A moderately updated home often sells at the top of its neighborhood price range and avoids the “dated home discount” buyers typically demand. These updates also reduce inspection objections and increase appraisal support.

What Not to Do Before Showing Your House

Avoid spending money on:

• major renovations you won’t get back

• trendy or bold design choices

• cosmetic changes buyers won’t notice

• projects without a clear ROI

Every update should directly enhance the buyer’s first impression.

Which Tier Is Right for Your Home?

Here’s a quick guide:

• Tier 1 is ideal for every home

• Tier 2 is helpful if your home looks dated in listing photos

• Tier 3 fits best when neighboring homes are updated or when your goal is to maximize top-dollar resale

Want guidance tailored to your home? I can walk through your property and pinpoint exactly which updates will give you the best return.

Final Thoughts

You don’t need to gut your home to get a great sale price. You just need to focus on the projects that shape buyer perception and increase the value they see and feel when they walk through your door.

Curious what your home could sell for today?
Start with an instant estimate:
👉 https://mcthorngroup.com/sell