Should You Update Your Home Before Selling or Sell As-Is in New Jersey?

For most homes, a small, smart investment in the right updates brings in more money than selling as-is. The key word is small: you're not renovating for yourself, you're fixing the few things buyers will judge the house on, and skipping everything they won't pay for.

I'm Dennis Mark Interdonato with The Dennis Mark Group at Keller Williams Realty Ocean Living. Before I sold homes, I built and remodeled them, so when a seller in Monmouth or Ocean County asks "Can I afford to fix this place up, or will I have to sell for less?", I can answer it with a construction-level read on the house and real numbers.

Is it worth fixing up a house before selling?

Usually yes, if the updates are chosen for buyers and the budget stays tight. Buyers compare your home with every other one they've toured. Dated paint, worn floors, old fixtures and tired curb appeal all make a home look like a project, and buyers price projects with a big cushion for their own time and risk.

The right updates take that cushion away. The wrong ones, like a full kitchen remodel picked to your taste, cost more than they return.

What does a small, smart investment look like in a real sale?

A couple in Beachwood was selling to upgrade their lifestyle. I brought them two game plans side by side:

• Plan one: list the home as-is.
• Plan two: make a short list of strategic updates first.

They chose plan two. The updates cost under $15,000. I picked every product and every color, and I supervised the work. That let us list the home $30,000 higher than the as-is plan, and on day one they got an offer $45,000 over list. All in, that's $75,000 more than selling as-is.

They're friends now. That sale is the reason I bring two plans to every seller who's on the fence. You can read what past clients say on the testimonials page.

Which updates usually pay off before you sell?

Every house is different, which is why I walk it first. These are the categories I look at:

1. Paint. Neutral, fresh paint makes rooms look bigger and cleaner in photos and in person.
2. Flooring. Worn carpet or mismatched floors make a buyer start adding up costs.
3. Lighting and fixtures. Light fixtures, faucets and hardware are low cost and change how dated a room feels.
4. Curb appeal. The front door, the walkway, the landscaping and the first photo of the listing.
5. Repairs an inspector will find. Fixing small known problems before listing beats negotiating over them after the inspection.
6. Staging. Furniture placement and clearing out rooms can change how a buyer sees the space. More on that on the home staging page.

When does selling as-is make more sense?

• The home needs major work that would cost more than it adds, like a full gut renovation.
• You don't have the time, the cash or the energy to get updates done before listing.
• The value is mostly in the land, and buyers are likely to rebuild.
• You're settling an estate or another situation where timing matters more than the top dollar.

Selling as-is isn't wrong. It's a choice, and you should make it with both plans in front of you, with real numbers on each.

How do you decide which plan is right for your home?

1. Get a walkthrough from someone who knows construction. I look at what buyers will notice and what their inspector will flag.
2. Price both plans. What the home sells for as-is, and what it sells for after a defined list of updates, each based on recent comparable sales.
3. Cost the updates with real contractor quotes. I got a guy for everything, and I'm not putting any profit on top of anything.
4. Set a timeline. Updates should be done before the home goes live, because the first two weeks set the price.
5. Pick the plan with the better net. Not the higher sale price, the bigger number in your pocket after costs.

What are the most common mistakes sellers make with updates?

• Remodeling for themselves. Your dream kitchen isn't the buyer's. Keep it neutral and limited.
• Doing too much. A big project can eat the gain and delay the listing.
• Doing nothing and pricing like they did. Buyers see the difference and price it in.
• Starting work without a plan. Choosing finishes on the fly runs up costs and time.

How does this apply in Monmouth and Ocean County?

Many homes in towns like Beachwood, Brick and Toms River were built decades ago and have had different levels of updating since. Buyers touring them see the difference between a home that's been refreshed and one that hasn't right away. That gap is where a small, focused budget can make the biggest difference. For what homes are selling for in your town right now, see the monthly market report.

Frequently Asked Questions

How much should I spend on updates before selling?

Only what the numbers support. In one Beachwood sale, under $15,000 in updates led to $75,000 more than the as-is plan. Every home is different, so price both plans before spending anything.

Do I need to renovate my kitchen or bathroom before selling?

Usually not a full remodel. Paint, fixtures, hardware and lighting often change how a kitchen or bath looks for far less money.

Is it better to sell my house as-is?

It can be, when the home needs major work, the value is in the land, or timing matters most. Compare it with an updates plan before deciding.

Should updates be finished before the home is listed?

Yes. The first two weeks bring the most buyers, so the home should look its best on day one.

This is general information, not legal, tax or lending advice. Results from one sale don't guarantee results on another.

About the author

Dennis Mark Interdonato is a REALTOR® and Master CDRE® who leads The Dennis Mark Group at Keller Williams Realty Ocean Living in Point Pleasant, NJ, helping buyers and sellers throughout New Jersey make their next move, with Monmouth and Ocean County as home base. He's a former New Jersey home builder and residential remodeler. Read more about Dennis Mark.

Keep reading

• See what your home could be worth
• The New Jersey selling guide
• The hidden costs sellers forget about
• Have a question this didn't answer? Send it to Dennis Mark.