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Seller Guide · Saunders & Co.
Room-by-room: what to do, what to skip, and what actually moves the needle on your sale price. Honest, practical advice from Brad Saunders.
The Core Principle
Spend on improvements that generate $3+ in value for every $1 invested. Fresh neutral paint, professional cleaning, decluttering, and minor repairs deliver the best ROI. Major renovations rarely return their full cost. The goal is not to renovate — it's to present the best version of what you already have.
Do This
Fresh paint on front door (black, charcoal, or navy)
Power wash driveway and walkway
Fresh flowers or potted plants at entry
Replace worn doormat
Clean all light fixtures
Remove shoes, coats, and clutter from foyer
Skip This
Expensive front door replacement unless truly damaged
Full exterior repaint (too costly for return)
Do This
Deep clean appliances inside and out
Regrout tile backsplash if discoloured
Clear ALL countertops (store appliances)
Replace dated cabinet hardware (under $200, big impact)
Freshen paint if walls are marked or dated
Clean or replace faucet if corroded
Skip This
Full cabinet replacement (rarely returns full cost)
New appliances if current ones are functional
Full renovation — paint, hardware, and declutter is 80% of the impact
Do This
Remove 30-40% of furniture to create spaciousness
Steam clean carpets or polish hardwood
Repaint in a warm neutral (SW Accessible Beige, BM White Dove)
Clean all windows inside and out
Remove personal photos and collections
Replace dated light fixtures
Skip This
New furniture (rent or remove existing instead)
Full flooring replacement unless critically damaged
Do This
Professional bedding — white hotel-style duvet
Remove excess furniture (bedside tables if small)
Replace dated bathroom vanity hardware
Regrout shower if needed
Fresh caulk around tub and shower
Replace towels with fresh white set
Skip This
New vanity (re-painting and new hardware is usually sufficient)
Full bathroom renovation
Do This
Remove all storage to make space feel larger
Clean and repaint concrete floors if unfinished
Ensure all lights work — buyers want bright basements
Fix any evident moisture or water damage
Skip This
Full basement development (rarely returns cost at sale)
Expensive finishing if currently unfinished
Do This
Mow and edge lawn within 24 hours of listing
Trim all hedges and trees
Add fresh mulch to garden beds
Clean decks and patios
Stage outdoor furniture
Remove all children's toys, tools, and clutter
Skip This
New deck if existing is structurally sound
Landscaping overhauls — clean and tidy is sufficient
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