What Repairs Should I Make Before Listing My Home?

What repairs should you make before listing your home for sale?

The honest answer? It depends.
And I know that’s not the easy answer you were hoping for, but it’s the right one.

Let’s walk through how to think about this the smart way — without over-improving your home or leaving money on the table.

Market Conditions Matter More Than You Think

In a strong seller’s market, buyers are often just happy to find a home. They’re willing to accept a property that needs a little TLC or isn’t in perfect condition.

But in a buyer’s market, where there are lots of homes to choose from? That changes everything.

If a buyer has 25 similar homes to look at — same size, same price range, same general area — the one that needs extra work is usually the one that gets skipped.

So the first question is always:

What kind of market are we in right now?

Repairs That Come First: Insurance-Related Items

Before you think about cosmetic updates, start here.

The very first repairs you should look at are the ones that could prevent a buyer from getting homeowner’s insurance.

This often includes:

• Roof condition

• Plumbing issues (especially in older homes)

• Electrical concerns

And here’s something many sellers don’t realize:
Just because you have insurance does not mean a buyer will be able to get insurance.

Insurance guidelines change. Carriers won’t transfer policies. And a buyer may get denied coverage entirely — which can kill a deal.

These repairs should always be priority number one.

Think About the Type of Buyer You Want to Attract

The next thing to consider is who your likely buyer is.

In Northeast Florida, this matters a lot.

With NAS JAX, Mayport, and Kings Bay nearby, we have a large military population. That means there’s a strong chance your buyer could be using a VA loan.

VA loans have specific property condition requirements. Addressing those upfront makes your home more marketable and keeps deals from falling apart later.

The same goes for FHA buyers. While FHA isn’t as strict as VA, many FHA buyers don’t have extra cash for repairs after closing. They’re usually looking for homes that are more move-in ready.

If you don’t prepare for these buyers, you’re shrinking your buyer pool — and that almost always affects price.

Be Careful With Big Cosmetic Renovations

This is where a lot of sellers go wrong.

Replacing flooring. Redoing kitchens. Major renovations.

Sometimes these upgrades make sense.
But many times, they don’t.

Why?

• You might choose finishes your buyer doesn’t like

• The buyer may replace them anyway

• You may raise the price to a point where your ideal buyer can no longer afford the home

And then suddenly, the buyers who were okay with a slightly dated home — because it fit their budget — are gone.

Over-improving can actually limit your buyer pool instead of expanding it.

Can Your Buyer Afford Repairs After Closing?

This is a big one that often gets overlooked.

Ask yourself:

• After down payment, closing costs, and moving expenses…

• Will your buyer realistically have money left for repairs?

If the answer is no, certain updates may need to be done before listing — even if they’re not your personal priority.

So, What Should You Fix Before Listing?

At the end of the day, focus on this order:

1. Anything that impacts homeowner’s insurance

2. Items required for VA or FHA loan approval

3. Repairs that improve marketability without over-improving

4. Everything else depends on price, condition, and buyer profile

There is no universal checklist. Every home is different. Every market is different.

Final Takeaway

What you should repair before listing depends on:

• Market conditions

• Your home’s condition

• Your price point

• Who your most likely buyer is

That’s why having an experienced agent matters.

If you’re thinking about selling and want honest advice tailored to your home, CrossView Realty is here to help.

Give us a call at 904-503-0672 or email info@crossviewrealty.com. We’re happy to walk your home, talk strategy, and help you decide what’s worth fixing — and what’s not.