Thinking about selling your home? You might have heard about “private listings” or “off-market sales,” but new research from Zillow shows that sellers who don’t list on the Multiple Listing Service (MLS) are leaving serious money on the table.

Over the past two years, sellers who opted for off-MLS sales lost a collective $1 billion—with the typical home selling for $4,975 less than if it had been marketed on the MLS. And in some areas, like California, sellers missed out on more than $30,000.

Why does this happen? The MLS gives your home maximum exposure, ensuring that all buyers—whether they have an agent or not—can see it. When a home is only marketed privately, it’s often limited to a much smaller pool of buyers, reducing competition and leading to lower sale prices.

Some brokerages are steering sellers toward private networks without fully explaining the downside. But here’s the bottom line: More exposure means more interest, and more interest means a higher sale price.

If you’re thinking about selling, let’s talk. I’ll share a perspective you may not have considered—no pressure, no obligation, just honest guidance. My goal isn’t just to make a sale; it’s to help you maximize your home’s market potential.

Source: Zillow Research – Off-MLS Home Sellers Left More Than $1 Billion on the Table the Past Two Years (Feb. 14, 2025).

When planning home renovations, it’s essential to know which upgrades provide a solid return on investment and which don’t. While some projects may enhance your living experience, they might not increase your home’s value enough to justify the cost—especially if you plan to sell soon. According to Southern Living, here are six costly home improvements that often fail to pay off, along with budget-friendly alternatives.

1. Swimming Pools

Installing an in-ground swimming pool can cost upwards of $30,000 but typically adds only about $5,000 to your home’s value. Additionally, many buyers are wary of the maintenance and safety concerns associated with pools.

Alternative: Opt for an above-ground pool that’s affordable and removable.

2. Upscale Kitchens and Bathrooms

Luxury kitchen and bathroom upgrades—like custom cabinets, high-end appliances, and designer fixtures—recoup only 40–50% of their cost. While a minor kitchen remodel is worthwhile, over-the-top features don’t deliver the same ROI.

Alternative: Refresh spaces with low-cost updates like new cabinet fronts, ceramic tiles, or a fresh coat of paint.

3. Garage Conversions

Converting a garage into living space may seem appealing, but garages are highly desirable, especially in areas with limited parking or harsh winters. Losing one can lower your home’s resale appeal.

Alternative: Finish your basement instead, which can recoup around 86% of the cost while keeping the garage intact.

4. Sacrificing a Bedroom for a Primary Suite

Turning a bedroom into a larger primary suite might sound appealing, but even a small guest bedroom is often more valuable than added space or a walk-in closet. There are exceptions—like adding a second bathroom in a one-bathroom house—but this renovation typically recovers only about 56% of its cost.

Alternative: Enhance your bedroom with affordable upgrades like new furniture, built-in storage, or fresh paint. Consider small-scale changes to maximize existing space.

5. Installing Carpet

Wall-to-wall carpeting, especially over hardwood floors, can hurt resale value. Buyers often prefer wood or vinyl flooring, which are easier to maintain and have broader appeal.

Alternative: Invest in refinishing hardwood floors, which can recover nearly 150% of the cost. For new flooring, choose wood or high-end vinyl.

6. Building an Addition

While additional bedrooms or bathrooms can make a home more functional, the cost of building an addition far exceeds the value it adds. On average, you’ll recoup just 25–35% of the investment.

Alternative: If you’re not staying in the home long-term, consider whether moving to a larger property makes more sense financially.

Final Thoughts

If you’re planning to sell soon, focus on cost-effective improvements that enhance your home’s appeal without breaking the bank. Consulting with a real estate agent can help you determine the best strategy for your home and market.

Source: Southern Living Magazine, Brandee Gruener, “6 Costly Home Improvements That Won’t Boost Your Property Value” (December 4, 2024).

If you’re considering selling your house in 2025, timing is key. Each season offers unique advantages that can help maximize your success. Here’s a quick guide to the benefits of selling your house in each season:

Winter – Motivated Buyers, Less Competition

During the late fall and winter months, homeowners might hesitate to list their properties, waiting for the perceived “hot” spring market. However, this quieter season offers unique advantages. With fewer homes on the market, your property has a better chance to stand out and attract motivated buyers who are serious about making a purchase before the new year. They often have pressing timelines, such as relocating for work or locking in current interest rates, making December, January and February an ideal time to sell.

Spring – High Demand and Competitive Offers

Spring is prime time for house sales, as warmer weather encourages buyers to start their search. Selling your house during the months of March, April and May often means more buyer interest and the potential for multiple offers, helping you achieve top value.

Summer – Ideal for Families and Flexible Timelines

Summer is perfect for families who want to settle in before a new school year. Selling your house during June, July and August can be especially effective if you have buyers with children or those who have more time to view homes on vacation.

Fall – Serious Buyers and Cozy Curb Appeal

Fall buyers tend to be focused on moving before the holidays, and the season’s cozy aesthetic can make your house feel even more inviting. With many buyers still active, selling your house during the months of September, October and November offers the advantage of high demand with less competition.

If you’d like help deciding the best season to sell your house in 2025, we’re here to provide expert insights and support. Whatever the season, we’ll make sure your sale is a success.

Call me at (817) 300-8535 to discuss how we can achieve your real estate goals

Have you ever wondered why some homes sell quickly while others linger on the market? Sometimes it’s just a matter of making a few key changes that can transform how buyers see your property.

Learning from Experience

When we’re called in as a second listing agent, we often notice opportunities for improvement that could make a real difference in attracting buyers. The good news? These same tips can help anyone preparing to list their home for the first time too.

Common Challenges (And How to Fix Them)

Here are some frequent issues we’ve noticed in homes that struggled to sell initially:

First Impressions Matter

• Dark or unclear listing photos that don’t showcase your home’s features
• Personal items (like family photos and diplomas) that make it harder for buyers to envision themselves in the space
• Cluttered rooms that feel smaller than they actually are
• Very specific decorating styles that might not appeal to everyone
• Heavy window treatments that block natural light

Looking After Your Investment

• Visible maintenance issues, like rotting wood or peeling paint
• Overgrown or neglected landscaping
• Empty homes showing signs of needing care
• Dated features that could use refreshing

Setting the Stage

• Rooms that need better furniture arrangement
• Dark paint colors that make spaces feel smaller
• Areas that could benefit from better lighting

Small Changes, Big Impact

It’s amazing how seemingly minor adjustments can transform a space. Here are some simple steps that can make a real difference:

1. Clear the Clutter
   • Pack away personal photographs
   • Clean off countertops and surfaces
   • Organize closets and storage areas
   • Remove excess furniture to make rooms feel larger
2. Brighten Things Up
   • Switch heavy curtains for lighter ones
   • Consider neutral paint colors for dark walls
   • Make sure all light fixtures work
   • Give those windows a good cleaning
3. Take Care of the Basics
   • Fix visible repairs
   • Touch up paint where needed
   • Check that all doorknobs and handles work properly
   • Address any maintenance concerns
4. Show Off Your Yard
   • Keep the lawn tidy
   • Refresh mulch in garden beds
   • Add some colorful flowers
   • Clean up the exterior
5. Make Spaces Welcoming
   • Arrange furniture to show how rooms can be used
   • Add a few simple decorative touches
   • Give each room a clear purpose
   • Create neutral, inviting spaces

The Before and After

Sometimes sellers give us skeptical looks when we suggest adding a plant here or removing a diploma there. “Will this really make a difference?” they ask. But once the changes are made and new photos are taken, the transformation often surprises everyone – in the best possible way!

A Fresh Start

Whether you’re listing your home for the first time or trying again, these simple changes can help buyers see your home’s true potential. Sometimes it’s those little details that make all the difference in helping a buyer fall in love with your property.

Every home has potential. Sometimes it just needs a fresh perspective to help that potential shine through.

Need help getting your home ready to sell? Let’s talk about how to make your property stand out to buyers.

When your home has been on the market without selling, it’s natural to wonder if its condition played a role. Let’s look at how property condition affects buyer interest and what improvements might make sense for your situation.

Understanding Return on Investment

Not all home improvements are created equal when it comes to selling. While you might love that custom water feature you installed, buyers might see it as maintenance headache. Here are some improvements that typically offer the best return:

• Fresh paint (interior and exterior)
• Updated lighting fixtures
• Modern hardware on cabinets and doors
• Professional carpet cleaning or replacement
• Basic landscaping improvements
• Kitchen and bathroom updates (think surface-level, not complete remodels)

These relatively low-cost improvements often provide the biggest bang for your buck in terms of buyer interest and offer prices.

The Power of Minor Updates

Sometimes, small changes can dramatically impact how buyers perceive your home. Consider these high-impact, low-cost improvements:

• Deep cleaning of all surfaces
• Caulking around windows, tubs, and sinks
• Fixing leaky faucets and running toilets
• Replacing outdated light switch plates
• Power washing exterior surfaces
• Trimming bushes and adding fresh mulch
• Cleaning or replacing weathered front door hardware

These updates might seem minor, but they signal to buyers that your home has been well-maintained.

When to Sell “As-Is”

Sometimes, making improvements isn’t the best strategy. Here’s when selling “as-is” might make sense:

• If you need to sell quickly
• When improvement costs would be difficult to recoup
• If comparable sales don’t support a higher price even with updates
• When your property would appeal to investors or renovation-minded buyers

The Impact of Deferred Maintenance

Buyers today are particularly sensitive to maintenance issues. Here’s how deferred maintenance affects buyer behavior:

• Many buyers overestimate repair costs
• Maintenance issues often lead to lower offers than the actual repair costs
• Buyers might use maintenance issues to negotiate aggressively
• Some buyers won’t even consider homes needing significant work
• Financing can be harder to obtain for homes with maintenance issues

Making Smart Decisions About Improvements

Before deciding on any improvements, consider:

1. Your Timeline

• How quickly do you need to sell?
• Do you have time to complete improvements?
• Are contractors available when you need them?

2. Your Budget

• What funds are available for improvements?
• Which improvements offer the best return?
• Could strategic price adjustments work better than improvements?

3. Your Market

• What conditions are buyers expecting in your price range?
• What features are current buyers prioritizing?
• How much competition exists from updated homes?

Moving Forward

Whether you choose to make improvements or sell as-is, the key is making an informed decision based on your specific situation. Consider getting input from real estate professionals who can:

• Providing market-specific advice about improvements
• Connecting you with reliable contractors (ask me about pay-at-close options)
• Helping you understand which issues might impact financing
• Guiding you toward the most cost-effective solutions

Ready to discuss your specific situation? I’d be happy to provide a no-obligation consultation to help you evaluate your options and develop a strategy that makes sense for your home and circumstances.

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Remember: The goal isn’t to create a perfect home – it’s to make smart choices that help your home sell for the best possible price in your timeframe and budget.