Before you spend thousands on repairs, read this. It could save you time and money.

The Fixer-Upper Decision: What You Really Need to Know

So your home needs work.

Maybe it's an outdated kitchen from the 1980s. Maybe it's a roof that's seen better days. Or perhaps it's a combination of things that have you wondering: Should I fix this before I sell, or just sell it as-is?

It's a question I help sellers work through all the time. And honestly? There's no one-size-fits-all answer.

But here's what I can tell you: the decision between repairing and selling as-is doesn't have to be complicated. You just need the right information to make a choice that works for your situation, your timeline, and your budget.

Let's break it down.

Should You Repair or Sell As-Is?

This is the big question, and it comes down to a few key factors.

What "As-Is" Really Means

When you sell a home as-is, you're telling buyers: "What you see is what you get. I'm not making repairs or offering credits for issues that come up."

It doesn't mean you're hiding problems, you still need to disclose known issues in most states. But it does mean you're not on the hook for fixing them.

Who typically buys as-is homes?

• Real estate investors

• Cash buyers

• People specifically looking for fixer-uppers they can customize

When Selling As-Is Makes Sense

✅ You don't have the budget for repairs
Major repairs can be costly - think thousands to tens of thousands of dollars depending on what needs fixing.

✅ You need to sell quickly
Repairs take time. Between getting estimates, scheduling contractors, and waiting for work to be completed, you could be looking at weeks or months of delay.

✅ The repairs needed are extensive
If your home needs major structural work or multiple big-ticket items (roof, HVAC, foundation), the cost may not make financial sense.

✅ You've inherited a property you don't want to deal with
Sometimes the emotional or logistical weight of managing renovations just isn't worth it.

✅ Your home is in a strong seller's market
When inventory is low and demand is high, buyers may be more willing to overlook needed repairs.

When Making Repairs Makes Sense

✅ The home is otherwise in good condition
If your home just needs cosmetic updates or minor repairs, a little investment could significantly increase buyer interest.

✅ You have time and budget
If you're not in a rush and have funds available for smart improvements, targeted repairs can pay off.

✅ You want to maximize your sale price
Research shows that move-in-ready homes generally attract more buyers and command higher prices.

✅ The local market favors updated homes
In competitive markets, buyers often prefer homes that don't need immediate work.

The Numbers to Consider

Here's the reality: selling as-is typically means accepting a lower sale price.

Investors and cash buyers often pay around 70-85% of a home's market value because they're factoring in repair costs plus their own profit margin.

But that doesn't automatically mean repairs are worth it.

You need to compare:

• Cost of repairs vs. Potential increase in sale price

• Time it will take vs. Your need to sell quickly

• Your stress level vs. The payoff

Pro tip: Not every repair delivers the same return. Focus on improvements that actually add value rather than trying to make everything perfect.

Which Improvements Have the Best ROI?

If you decide to make some repairs before selling, you want to be strategic. Some improvements pay for themselves, others don't.

High-ROI Improvements (Worth Considering)

Fresh Paint(Neutral Colors)
One of the best returns for minimal cost. A fresh coat of neutral paint makes every room feel cleaner, larger, and better maintained.

Curb Appeal Enhancements
First impressions matter. Simple landscaping, a clean yard, and a well-maintained exterior can significantly boost interest. These improvements often deliver strong returns.

Minor Kitchen Updates
You don't need a full remodel. Simple updates like new hardware, updated fixtures, or fresh paint on cabinets can make a big difference.

Basic Repairs
Fix leaky faucets, replace broken tiles, repair damaged flooring, ensure all lights work. These signal to buyers that the home has been cared for.

Deep Cleaning
Sometimes the best investment isn't a renovation, it's making everything spotless. Clean windows, floors, and surfaces go a long way.

New Front Door

According to recent industry data, replacing a front door can deliver up to 100% cost recovery for certain materials.

Lower-ROI Improvements (Think Twice)

Complete Kitchen or Bathroom Gut Renovations
Major remodels are expensive and often don't return their full cost when selling. Kitchen remodels, for instance, now recoup only 70-80% of their cost in many markets.

High-End Finishes
Luxury materials and designer fixtures rarely pay for themselves unless your home is in a high-end neighborhood where they're expected.

Over-Improving for Your Neighborhood
If you have the nicest house on the block, you won't get full value for those upgrades. Buyers pay based on the neighborhood, not just your specific home.

Major Additions
Adding square footage rarely pays for itself in a quick sale.

The Smart Approach

Focus on three tiers:

1. Must-Fix: Anything broken or that signals poor maintenance

2. High-Impact Updates: Improvements that cost little but make a big visual difference (paint, cleaning, minor updates)

3. Leave the Rest: Let the buyer customize to their taste

Pro tip: Work with an experienced agent who knows your local market. They can tell you which updates actually matter to buyers in your area and which ones you can skip.

What Investors Look for in a Fixer-Upper

If you're selling as-is, understanding what investors want can help you position your property effectively.

Key Factors Investors Consider

1. Location
You can renovate a home, but you can't change its location. Investors look for properties in desirable neighborhoods, good school districts, or up-and-coming areas with strong potential for appreciation.

2. Purchase Price
Investors typically use the "70% rule", they aim to buy a property for 70% or less of its after-repair value (ARV), accounting for both purchase price and renovation costs.

For example, if a home would be worth $200,000 fully renovated, an investor would want to buy it for no more than $140,000 (70% of $200,000), including estimated repair costs.

3. Scope of Repairs
Investors prefer properties where they can estimate repair costs accurately. Cosmetic updates are generally more attractive than major structural issues, which can be unpredictable and expensive.

4. Profit Potential
After factoring in purchase price, renovation costs, holding costs, and selling expenses, investors need to see a clear path to profit.

5. Comparable Sales
They look at what similar homes have sold for in the area to determine if the numbers work.

What Makes Your Fixer-Upper Attractive to Investors

✅ Clear, honest disclosure of issues
Investors appreciate transparency. Hiding problems only creates distrust and complications later.

✅ Competitive pricing
Price it realistically for its condition. Overpricing a fixer-upper rarely works, investors know the numbers.

✅ Flexible terms
Being open to different closing timelines or sale structures can make your property more appealing.

✅ Good bones
Even if cosmetics are outdated, if the structure, foundation, and major systems are solid, that's valuable.

✅ Desirable location
A great location can overcome many cosmetic issues.

Pro tip: If you're targeting investors, work with an agent who has experience with investment properties and knows how to market to that buyer pool.

Your Fixer-Upper Decision Framework

Before you decide whether to repair or sell as-is, ask yourself these questions:

✅ What's my timeline?

• If you need to sell quickly, as-is might be your best option

• If you have time, selective repairs could increase your return

✅ What's my budget?

• Can you afford repairs without financial strain?

• Will the repairs actually pay for themselves?

✅ What's the scope of work needed?

• Cosmetic issues or major structural problems?

• Can you accurately estimate costs, or are there unknowns?

✅ What's my local market like?

• Are buyers looking for move-in ready homes, or is there strong investor activity?

• How does your home compare to others in your area?

✅ What's my stress tolerance?

• Are you prepared to manage contractors, timelines, and potential complications?

• Or would you prefer a simpler, faster sale even if it means a lower price?

✅ What are the actual numbers?

• Get repair estimates from contractors

• Ask an agent for a comparative market analysis showing both as-is value and potential value after repairs

• Do the math - does it actually make financial sense?

The Bottom Line

Selling a fixer-upper doesn't mean you're stuck with limited options or a bad outcome.

Here's what I want you to know:

Whether you sell as-is or make strategic repairs, the key is making an informed decision based on your specific situation, not on assumptions or what worked for someone else.

As-is sales work well when you need speed, don't have a repair budget, or the scope of work is extensive. You'll likely get a lower price, but you'll save time, stress, and upfront costs.

Making repairs works well when you have time and budget, the repairs are manageable, and the investment will genuinely increase your sale price enough to justify the cost.

Sometimes the best approach is somewhere in the middle: handling basic repairs and cleaning while leaving bigger projects for the buyer to customize to their taste.

The smartest move? Get professional guidance. An experienced agent can:

• Provide a realistic assessment of your home's current value

• Estimate potential value with repairs

• Connect you with reliable contractors for accurate repair estimates

• Help you understand your local buyer pool

• Market your property effectively whether it's as-is or updated

Every home has value, and every situation has a solution. The key is finding the one that works best for you.

Need Help Deciding Your Next Steps?

Whether you're leaning toward selling as-is or making strategic repairs, the most important thing is having clear, accurate information specific to your situation and your local market.

I've put together a free Home Seller Survival Kit that covers everything you need to navigate the selling process successfully, including how to evaluate your options when your home needs work.

No matter what condition your home is in or what timeline you're working with, this guide will help you understand your options and make the choice that's right for you.

Grab your free home seller survival kit here

Have questions about your specific property?

I'd be happy to take a look and give you an honest assessment of what makes sense for your situation. With over 20 years of experience selling homes in all conditions, from move-in ready to major fixer-uppers, I can help you create a plan that works for your goals and your budget.

Let's figure this out together.