The 12 Repairs That Give You the Best ROI Before You List

When we walk into a listing consult, sellers almost always ask the same thing: “What should we do before we go on the market… and what’s a waste of money?” The good news is that most homes don’t need a full remodel to sell well, they just need the right prep in the right order. These are the repairs and updates that typically give sellers in the Portland and SW Washington area the best return because they improve photos, reduce buyer objections, and help your home appraise cleanly.

1. Fresh interior paint (neutral, bright)

Paint is still your highest-ROI project. It makes spaces look bigger, cleaner, and newer. Stick to light, warm neutrals so buyers don’t get stuck on “I have to repaint.” This is especially helpful in older Portland homes with patchy touch-ups.

2. Exterior touch-ups + front door

Curb appeal matters because buyers decide how they feel about a house before they ever walk in. Touch up peeling trim, repaint or refinish the front door, and make sure the house numbers and porch light look current.

3. Lighting updates

Swapping dated fixtures for simple, modern ones instantly changes the vibe in listing photos. Also make sure every room has bulbs that match in temperature. (Nothing says “this house has been pieced together” like 4 lighting temps.)

4. Landscaping clean-up

Not a full overhaul, just: mow, edge, fresh bark dust, prune anything overgrown, and add a couple of planters. Portland buyers love outdoor space, so make it look intentional, not “deferred.”

5. Flooring fixes

If you’ve got one room with destroyed carpet or a threshold that’s missing, fix it. Buyers mentally overestimate the cost of flooring, so small repairs now save you from bigger credits later.

6. Minor kitchen refreshes

You don’t need a $40k kitchen. But: new hardware, refreshed caulk, repaired drawers, maybe a new faucet - those are inexpensive and photograph beautifully.

7. Bathroom tidy-ups

Recaulk, regrout, replace a tired shower curtain with a bright white one, fix slow drains, swap a dated mirror. Bathrooms are “clean or not” spaces for buyers.

8. Doors, knobs, and trim repairs

Squeaky doors, loose knobs, chipped trim - these are tiny signals of maintenance. Tighten, touch up, replace what’s broken.

9. HVAC/roof/plumbing “little stuff”

If you know the toilet runs, the furnace filter is ancient, or there’s a slow drip under the sink, handle it now. These are the things inspectors will find, and fixing them on your timeline is cheaper than fixing them on the buyer’s timeline.

10. Garage/basement organization

Portland and SW WA buyers love storage. If it looks like you don’t have enough, it makes the house feel smaller. A quick declutter, a few storage bins, and swept floors go a long way.

11. Window/door seals

Drafty or blown windows can spook buyers. If you have a couple obvious ones, get bids and fix the worst offenders.

12. Smoke/CO and safety items

These are easy appraiser/inspection dings. Make sure they’re installed and working.

What to skip (usually)

• Super taste-specific upgrades right before listing
  
  
• Full room additions
  
  
• Random, mismatched finishes
  
  

Want the full pre-list checklist we use with our sellers - including which projects to do 60, 30, and 7 days before listing - plus our list of Portland/SW Washington contractors and handy-people? Send an email to megan@sondernw.com