Selling a House That Needs Repairs? Run the Numbers First

A furnace on its last legs, a roof with a few years left, a bathroom that needs gutting. When a house needs work, most owners hear the same advice: fix it, then list it. Sometimes that's right. Often the math is closer than people expect, and the real question is whether the repairs are worth your time, money and stress. This page helps you work that out.

Get my cash offer or call (305) 873-7746.

Step 1: List What Actually Needs Fixing

Walk the house and write down every repair you know about, then sort them into three groups:

• Must-fix for most buyers: roof leaks, foundation movement, failing electrical, no working heat, active plumbing leaks. Many buyers using FHA or VA loans can't close on a home with these issues until they're corrected.
• Should-fix to compete: dated kitchens and baths, worn flooring, peeling paint.
• Cosmetic: fixtures, landscaping, small patch-and-paint jobs.

Step 2: Price the Repairs Honestly

Get two or three written contractor bids for the must-fix items, then add a cushion. Older homes often turn up surprises once walls or floors are opened. Don't forget the costs that never show up on a bid: utilities, insurance and taxes while the work drags on, plus your own time managing crews.

Step 3: Compare Your Two Paths

Fix, then list: a possibly higher sale price, minus repair costs, carrying costs, agent commissions, buyer concessions after inspection, and months of waiting.

Sell as it stands: a lower price that already accounts for the repairs, but no contractors, no showings and a closing date you choose.

Neither path is right for everyone. If you have the cash, time and patience, repairing first can pay off. If any of those are short, selling the house as it is can be the calmer choice.