— Selling tools
30-day prep checklist.
Not every “improvement” pays back. Here's the week-by-week version I give to every seller I work with — what to spend on, what to skip, and when to do each piece so it stacks toward a clean listing day.
Week 1
Declutter + deep clean
- Remove 30-40% of visible belongings from every room (guest room or storage unit).
- Pack or donate items you haven't used in 12 months.
- Deep clean kitchens, bathrooms, and baseboards (hire pros for $200-350; worth it).
- Carpet cleaning or tile / grout refresh if visible staining.
- Window washing inside + out.
Week 2
Paint + minor repairs + landscape
- Repaint scuffed walls, doors, and trim in warm neutrals (Agreeable Gray / Accessible Beige).
- Fix anything obvious: leaky faucets, loose hinges, running toilets, stained ceiling tiles.
- Replace dated light fixtures and outlet covers where yellowed.
- Landscape refresh: fresh mulch, pruned hedges, edged beds, pressure-washed driveway.
- Exterior paint touch-up (especially front door — highest-ROI paint job).
Week 3
Staging + photography prep
- In-home staging consult (90 min, $300-500) or furniture rental for vacant rooms.
- Professional photography booked for a weekday morning (best light).
- Drone + video tour for properties > $750K.
- Matterport 3D tour for > $1M, non-luxury urban condos, or relocation-heavy markets.
- Final decluttering: depersonalize photos / family photos, stage counters (max 3 items), fresh flowers.
Week 4
List, market, show
- Listing goes live on MLS Wednesday-Thursday (highest weekend-showing visibility).
- First open house the following Saturday or Sunday (not both weekends — scarcity works).
- Daily showings through the first week; keep calendar flexible.
- Review offers Monday following first open (usually 3-7 days from listing).
- Negotiate, accept, begin inspection period.
What NOT to do
Investments that don't pay back.
- Kitchen remodels. Buyers value new kitchens more than they cost to install — but new-ish kitchens are discounted heavily when not to their taste.
- Bathroom overhauls. Same reason. Refresh paint / hardware / grout instead.
- Pool resurfacing. Add an appliance credit at closing if pool needs attention.
- Major landscaping. Mulch + pressure wash does 90% of the work.
- Expensive light fixture upgrades. Modern but simple beats signature-piece every time.
Want a custom prep plan for your home?
A 15-minute walkthrough (in person or video) turns this generic list into the specific 4-6 things that actually move your property.