What’s Actually Worth Fixing Before You List? A Broker’s Honest Pre-Listing Guide

One of the first questions sellers ask me — almost every time — is some version of:

“What should we fix before we sell?”

And I completely understand why.

Selling a home brings a long mental checklist with it, and it’s easy to start spiraling into everything you could do. The kitchen isn’t brand new. The paint feels a little tired. The guest bath could use updating. The backyard needs attention.

But here’s the truth:

It’s not about doing everything.
It’s about doing the right things.

In Austin’s luxury real estate market, preparation matters — but over-improving can be just as unhelpful as doing nothing at all. The goal is to make smart, strategic choices that help a buyer feel confident the moment they walk in.

Most buyers aren’t walking through your home with a renovation checklist. They’re walking through asking themselves one question:

“Can I see myself living here?”

The work we do before listing is about supporting that feeling.

The best pre-listing updates are rarely the biggest. They’re often the ones that remove distractions.

Fresh paint is a perfect example. You don’t need to turn your home into something sterile or trendy, but a clean, consistent palette helps buyers focus on the space itself instead of the scuff marks or bold choices that may not be theirs.

Lighting matters more than most people realize. A home that feels bright and warm shows better — especially in areas like Tarrytown, Hyde Park, or Central Austin where natural light and charm play such a big role in how a home lives.

Small hardware changes can also go a long way. Updated cabinet pulls, clean fixtures, simple details — they add polish without requiring a major renovation.

And then there are the things buyers quietly notice immediately: deferred maintenance.

Loose railings, a sticking door, worn weather stripping, a dripping faucet — these are small items, but they create questions in a buyer’s mind. And buyers don’t just see the one issue… they start wondering what else they might find.

In neighborhoods like Westlake or Lakeway, buyers expect a home to feel well cared for. That doesn’t mean perfect. It means maintained.

One of the most common mistakes I see is sellers assuming they need a full kitchen remodel or major bathroom overhaul before listing.

Sometimes that’s true — but often it’s not.

Major renovations are expensive, time-consuming, and rarely deliver dollar-for-dollar return right before a sale. In many cases, buyers would rather choose their own finishes anyway. The better approach is often to make the home feel fresh, clean, and move-in ready, without trying to reinvent it.

Another area that matters more than people expect is the exterior.

Curb appeal sets the tone before anyone even walks inside. Fresh mulch, trimmed landscaping, a clean front door, pressure washing — these are relatively simple improvements that make the home feel welcoming and cared for.

Outdoor living is also a big deal in Austin. Buyers love a space that feels usable, even if it’s not elaborate. A clean patio, staged seating, or a shaded area can help buyers emotionally connect to the lifestyle the home offers.

And staging, when done well, is less about decorating and more about clarity.

It helps buyers understand scale. It helps rooms feel purposeful. It highlights what matters most about the home.

The goal is never to make your home feel like someone else’s. It’s to make it feel like its best version.

The most important part of all of this is having a plan that’s tailored.

A pre-listing strategy for a Downtown Austin condo is completely different from one for a home in Steiner Ranch, or a property along Lake Travis.

That’s why I always start with an honest conversation:

What will matter most to the buyer for this home, in this neighborhood, in this market?

Because once you know that, the decisions become much easier — and you stop wasting money on updates that don’t move the needle.

If you’re considering selling in Austin and wondering what’s worth doing before you list, I’m always happy to walk through it with you.

Sometimes the best advice is: do less, but do it thoughtfully.

— Brandy Finnessey
The Finnessey Group | Sotheby’s International Realty