Prep and staging

How much work does it need?

Move-in ready
Some projects
A lot

The 10 fixes that pay

Paint anything not white, off-white, or greige.
Replace dated light fixtures.
Deep clean, including windows.
Fix every dripping faucet and running toilet.
Re-caulk tubs and showers.
Mulch, trim, and a new doormat.
Replace stained carpet or have it cleaned.
New cabinet hardware.
Declutter to half of what's there.
Remove personal photos.

Cost: $2,000–$8,000 typical. Return: buyers pay for “nothing to do.”

You did the work. Keep the commission.

MLS listing, disclosures, contracts, deadlines and a transaction coordinator — handled by a licensed California agent for a flat fee. $0 up front, and nothing owed if your home doesn't sell.

Send me my numbers

Based on a $1M San Diego sale where the listing side is 3%. Commission rates are negotiable and not set by law. The flat fee is paid from your proceeds at closing; if your home doesn't sell there is no fee. Any compensation you choose to offer a buyer's agent is separate and not included. Estimate only, not a guarantee.

What not to renovate

Don't remodel the kitchen or bath to sell. You'll spend $40K to get $25K back and lose two months. Don't add a room without a permit. Don't replace the roof unless it's leaking; disclose its age instead. Buyers want to choose their own finishes. Give them clean, bright, and working.

You prepped it. You can show it. $999.

Your listing goes on the MLS and syndicates to Zillow, Redfin, Realtor.com, Homes.com, and more. Disclosures, contracts and deadlines are handled. You show your own home, which is the part most sellers can genuinely do.

See what's included

2 more screens in this lesson, plus the tool at the end. Both come with a plan.

See the plans

Plan my prep budget Have us walk it with you