Selling My Home: Everything I Suddenly Feel the Need to Fix

The Line Between “Smart Update” and “Total Overhaul” Is... Fuzzy

By Sarah Allen
Real estate coordinator, homeowner, and human navigating life’s plot twists.

In a past blog, I talked about how we always seem to fix up our homes right before we sell them. And yep—I’m still in that phase. Take my kitchen, for example. It looked like it had a backsplash… but it didn’t. It had the stick-on kind. You know the one—meant to be temporary, easy to clean, just something to tide me over until I did the real one.

Fast forward a few years, and it was still there.So now, mid-listing prep, I’m finally putting in the proper backsplash. And to be fair, that one’s not just cosmetic—it actually needed to be done. Then came the bathroom vanity. I stood there thinking, “Should I replace this too?” Until my agent gently talked me down. Apparently, not everything needs to be brand new to sell.

Which brings us to the bigger question:

Where’s the line between “worth it”… and “why did I do that?”

What Buyers Actually Notice (and What They Don’t)

When you’re living in a house, you’re used to its quirks. But once you’re selling? Every scratch, every ding, every slightly crooked light switch suddenly feels like it’s under a spotlight.

Here’s what I’ve been learning:

Fix what feels unfinished or neglected—buyers do notice.
Don’t over-invest in things that still work fine.
Avoid updates you’ll never recoup—especially the ones you’re doing just because they’ve always bugged you.

A dated light fixture? Forgivable. A cracked tile or cabinet that doesn’t close? Less so.

The 80/20 Rule for Pre-Listing Fixes

The idea is simple: 80% of your results come from 20% of your effort. So focus on the little things that make a big difference.

That means:

Deep cleaning like it’s an Olympic event
Fixing what’s clearly broken
Updating one or two key things that actually make the space feel better
And resisting the urge to gut the bathroom at the eleventh hour

You’re not trying to win a design award. You’re trying to help buyers feel confident walking through the door.

So How Do You Know What’s Too Much?

If you’re about to dip into savings you won’t get back—pause.
If you’re fixing something just because it’s been bothering you for five years—maybe sleep on it.

Ask yourself:

Will this help the home show better?
Will it ease a buyer’s concerns?
Or am I doing it because I wish I’d done it sooner?

(If it’s the last one, you’re not alone. Some updates are just a parting gift to the next person. Enjoy the new backsplash, stranger.)

When Logic and Letting Go Don’t Quite Line Up

Here’s what people don’t always say out loud:
Even when we know what makes sense—we still second-guess it.

Because this isn’t just about paint colours or grout lines.
It’s about saying goodbye to a place that’s been yours.
And wanting to leave it better than you found it.

Sometimes the choices are strategic.
Sometimes they’re just… soothing.
Either way? That’s okay.

So… Is It Worth Talking to an Agent?

Honestly? Yes.

Because while you’re standing in your kitchen debating grout colours and light fixtures, a good agent can help you zoom out.

They can tell you what matters to buyers, what’s not worth the time (or the money), and where a little effort goes a long way. They’ve seen the patterns, the surprises, and the things most sellers overlook—because you’re too close to see them.

You don’t need someone to take over. You just need someone who can help you see your home the way a buyer will. Someone who can talk you down from replacing the vanity—but gently suggest fixing the cabinet door.

That’s what agents are there for.
To help you focus, keep your budget (and sanity) intact, and get through this stage with a little more confidence—and maybe fewer paint swatches.