One of the first questions I’m asked as a real estate professional is, “What improvements should I make before I sell?”

Sometimes that question comes when I first meet with a seller who plans to list in the next few months. Other times, it comes from friends and past clients who aren't planning to move anytime soon but want to be smart about the money they put into their homes.

My answer starts with one question: Why are you doing the project?

I like to divide home improvements into three categories:

1. Maintenance projects — Projects that preserve and protect the home.
2. Market preparation projects — Improvements that help a home compete when it's time to sell.
3. Discretionary remodeling — Projects you choose because they improve the way you live in and enjoy your home.

There can certainly be overlap, but the distinction is important. Replacing a failed HVAC system is very different from adding custom built-ins. Repairing a plumbing leak is different from creating a luxury spa bathroom.

Think of it this way: one preserves the house, one prepares the house, and one improves how you enjoy the house.

Are You Selling Soon—or Someday?

Timing matters.

If you plan to sell within the next year, I generally recommend approaching improvements differently than I would if you expect to remain in your home for another five or ten years.

There is also more to remodeling than resale value. The 2025 Remodeling Impact Report, produced by the National Association of REALTORS® and the National Association of the Remodeling Industry, measures what it calls a Joy Score—a rating from 1 to 10 based on how happy homeowners are with a project once it is completed.

The typical remodeling project received a Joy Score of 8.2, while several projects scored even higher. For example, a bathroom renovation received a 9.8 Joy Score, despite having an estimated cost recovery of only 50%.

That's a great example of the difference between remodeling for resale and remodeling for yourself.

If you're staying for several years, there is absolutely nothing wrong with making an improvement simply because you'll enjoy it. But if you're planning to sell soon, the financial return and marketability of that project become much more important.

The condition of the space matters, too. A bathroom that's simply dated is very different from one with cracked tile, deteriorating grout or a continually leaking sink. Those issues move the project out of the purely discretionary category and into protecting the home and preparing it for a future sale.

If You're Selling Soon, Look at Your Home Through a Buyer's Eyes

This is something I tell sellers all the time, and I know it isn't easy when you've lived in a home for years.

Buyers typically tour several homes and compare them—sometimes consciously and sometimes without even realizing it.

Imagine a buyer tours several similarly priced homes over a weekend. One needs paint and flooring. Another has a tired kitchen. Another has an aging roof. Another is beautifully remodeled but considerably more expensive. And another is clean, functional, reasonably updated, and competitively priced.

As buyers walk through each one, they're mentally asking:

What needs work? How much will it cost? Do we need to do it immediately or can it wait? And does the asking price reflect the home's condition?

They're also deciding whether they'd rather pay more for a move-in-ready home or pay less and make improvements themselves.

Every visible project can become another item on that mental checklist.

That's why, when preparing a home for market, I look at the entire picture: roof, HVAC, flooring, paint, appliances, windows, curb appeal, landscaping, general condition—and yes, updates.

Maintenance Isn't the Same as an Update

This distinction is especially important when you're thinking about resale.

A new furnace is valuable, but I don't consider it an “update” in the same way I consider new countertops an update. Buyers expect the major components of a home to function properly.

Start with the bones of the house.

Roof

An aging or compromised roof is likely to get attention during an inspection. It can also create insurance concerns for a buyer.

You don't necessarily need to replace an older roof simply because you're selling, but you should understand its condition before putting your home on the market. If there are problems, knowing about them ahead of time gives you options rather than discovering them in the middle of a transaction.

HVAC

A furnace or air conditioner doesn't necessarily need to be new. A well-maintained older system that is functioning properly is very different from one that hasn't been serviced in years.

Regular servicing and documentation can provide buyers with additional confidence.

Sewer Line

A sewer scope is common during the inspection process, particularly with older homes. Having one performed before listing can sometimes uncover issues before you're under contract and facing inspection deadlines.

Surprises are rarely helpful in a real estate transaction. Knowing what you're dealing with gives you choices.

Windows

Windows can become an issue when there is obvious deterioration or thermal seal failure—the cloudy appearance you sometimes see between panes.

Depending on the window, replacing the entire unit isn't always necessary; sometimes the glass can be replaced. Just remember that disclosures should accurately reflect what was actually done. Replacing the glass isn't the same thing as replacing the entire window.

Radon

Radon is an important consideration in Colorado, and many buyers choose to test for it during their inspection period. If your home doesn't have a mitigation system, be aware that elevated test results may prompt a request for mitigation.

Again, preparation is the goal—not necessarily fixing everything before you list.

 Sometimes the Smaller Projects Have the Biggest Impact

Once the home's basic condition has been addressed, I often recommend focusing on relatively simple improvements that make the property feel fresh and well-cared-for.

Consider:

• Fresh interior paint where needed
• Professionally cleaned carpets
• Repairing worn areas of hardwood flooring
• Replacing visibly worn or broken items
• Addressing deferred maintenance
• Decluttering and improving presentation
• Freshening landscaping and curb appeal

And don't underestimate curb appeal. Buyers begin forming an opinion before they ever walk through the front door.

Interestingly, the 2025 Remodeling Impact Report found that a new steel front door had an estimated 100% cost recovery, compared with approximately 60% for a complete kitchen renovation.

Why can something as simple as a front door perform so well? It can improve curb appeal, security, weather protection and energy efficiency—and it does so at a relatively contained cost.

Which leads to an important point:

A $1 Improvement Doesn't Automatically Add $1 of Value

Homeowners sometimes assume that if they spend $50,000 remodeling, their home will automatically be worth $50,000 more.

Unfortunately, real estate doesn't work that way.

National remodeling studies show that some projects recover a large percentage of their cost while others recover considerably less. And a reported 80% cost recovery doesn't mean every homeowner who spends $10,000 will receive exactly $8,000 more when they sell.

The actual result depends on the home, neighborhood, quality of the work, buyer expectations, and the real estate market at the time of the sale.

This is also why national averages need to be put into local context. What buyers value in Northern Colorado may differ from national trends.

A good rule of thumb is to consider the gap between what your home currently offers and what buyers reasonably expect at its price point.

If an improvement closes a significant gap, it may be worthwhile. But if you already have a large, functional bathroom that's simply a little dated, spending tens of thousands of dollars remodeling it immediately before selling may not make sense.

What About the Kitchen?

Kitchens deserve their own conversation because they are among the first things buyers notice—and among the spaces homeowners use most.

The 2025 Remodeling Impact Report illustrates this perfectly. A kitchen upgrade received a perfect Joy Score of 10, while a complete kitchen renovation received a Joy Score of 9.7. Yet both had an estimated 60% cost recovery at resale.

That doesn't mean kitchens aren't important to buyers. They absolutely are.

A beautifully updated kitchen can affect how buyers perceive a home and how it compares with the competition. But that doesn't necessarily mean you should undertake a complete kitchen renovation right before selling.

There's a big difference between making a tired kitchen competitive and building your dream kitchen, only to hand the keys to someone else immediately afterward.

Those can be two radically different budgets.

If you're selling soon, painting, replacing dated lighting or hardware, repairing damaged surfaces or making other strategic improvements may be enough.

If you're staying for several years, that's a different conversation. Remodel the kitchen and enjoy it!

Don't Save All the Good Stuff for the Next Owner

This brings me back to the third category: remodeling for your own enjoyment.

Several years ago, we completed a major remodel of the main floor of our own home. We removed walls, reconfigured the kitchen, and installed hardwood floors throughout.

We didn't do it because we were preparing to sell. We did it because we wanted to enjoy our home.

At the same time, I knew we lived in a sought-after neighborhood where many homes still had their original 1990s finishes. Improving the layout and living spaces would likely help differentiate our home someday without over-improving it for the neighborhood.

We continue to tackle an area or project each year—not because we're preparing to sell, but because we want to enjoy our home now while also taking care of it for the future.

I think that's an important part of the remodeling conversation that often gets overlooked:

If you're going to spend the money eventually, don't necessarily wait until you're ready to move to make every improvement. Give yourself time to enjoy some of them, too.

So, What Should You Do Before You Sell?

If a sale is in your near future, my advice is usually to start with condition and maintenance. Address obvious problems first. Then look at relatively inexpensive improvements that will help your home show its best—paint, flooring, repairs, lighting, curb appeal, cleaning, decluttering and presentation.

Be much more selective about expensive, highly personal renovations.

Sometimes the better choice is to price the home appropriately and allow the next owner to choose their own cabinets, countertops, carpet or custom finishes.

And before spending thousands—or tens of thousands—on a project specifically for resale, talk with a real estate professional who understands your local market.

I always walk through homes with clients well before they're ready to sell and help them identify what I would do, what I wouldn't do, and what can wait. Sometimes the answer isn't remodeling at all. Professional staging, thoughtful editing and a few strategic changes can completely transform how a home presents.

If you're in Northern Colorado and wondering where to start, I'm always happy to walk through your home and offer my perspective—whether you're selling this year or simply planning ahead.

You know where to find me!