A Gem In The Rough

Replacing countertops is much less than replacing the cabinets, so I always factor this in to the original purchasing price. Simple white bath cabinets can range from $150.00 to $550.00. My most recent kitchen remodel with new cabinets cost close to $3000.00 in materials alone. I suggest sanding, refinishing or painting the previous cabinets whenever possible.


These photos show how staining the existing frame, and changing the countertops add flare to a bland kitchen. I replaced all handles and hinges to match, too. The least expensive kitchen I did was dipping wooden knobs into paint that color matched the vinyl flooring. I don't often get so lucky.

Flooring is almost the last thing to be done. You want it to be clean when you sell, so don't work on it if possible. You can get berber carpet for less, but would you have that in your home? Pick carpet that you would like for yourself, then ask the sales associate to suggest something similar, but less costly. For kitchens and baths, I use the snap together laminent floorings. They cost a little more than rolls of vinyl, but I save on installation by doing it myself. They also add a custom look to the home, and are preferred by many because of ease of maintenance. Some floorings are not applicable for baths due to moisture, so remember to ask about the water rating.

I almost always replace the appliances. Low end appliances, including stove, refridgerator, dishwasher, washer, and dryer can be purchased, delivered and installed for less than $2000.00. Not only will it be something to grab attention when advertising the house, the value of warrantied appliances to a buyer is $5000.00 or more. Also, you may get a slight reduction when you purchase if you do not ask for any appliances to stay.

Last but not least, decor. Many homes have window blinds, a few extra touches will make your property stand out. By adding a designer touch to the windows or perhaps creating a focal point over the fireplace, you help a buyer feel more comfortable. A vacant house especially needs warmth. Just by adding a shower curtain (instead of a bare rod), you've added definition to the room.

None of these tips are any great secret, but you'd be surprised that many listed homes are bare bones. You want to beat the competition. I've been following these simple techniques for years, and I can honestly say that I have made a profit on every real estate purchase that I have ever sold. Clients that follow my advice profit as well. That's what keeps me in business. How can I help you?

I'm sure everyone that owns a television has seen the get rich in real estate ads. Sure, there are deals to be made, but the competition is incredible. Even when I make an offer on a home, it can take three or four tries before one gets accepted. In today's market, a home that is priced to sell will often get several offers within 48 hours. Timing is everything. Be prepared to walk away rather than get into a bidding war. Offer on the next house. Each time the negotiations go back and forth, you lose profit. When doing your own labor, as I do, that loss could mean your hard work for pennies per hour.

As long as the foundation of the house is sound, and there is no known pest infestations, the rest should be repairable by the weekend handyman. By paying attention to details, you can resale at top dollar. For example: A buyer sees a home newly painted, and notices the electrical outlets have been painted as well. That same buyer goes to house number 2 that has also been painted. The difference is that the owner of house 2 replaced the outlets and covers with new ones. Which one would you choose? By replacing the outlets, you can improve the appearance of the home, but above that, you give a sense of a safe home with updated electrical. A typical house might cost $58.00 in parts to replace the outlets. The return on your investment might be $2,000.00 in selling price.

The first thing I do when I close on a home, is empty the trash. Remove everything that is in bad shape, or out dated in style / colors. This includes lighting and electrical, to appliances, to tubs, toilets, and sinks, if needed. Some decisions have to be made on how the old fixtures can be renewed. If you put in new countertops, how will the old sink look? Can you keep the cabinets by changing hardware, or maybe refinish them? Don't short cut to stay inexpensive, the buyer will only see cheap.

After the house is empty, repair cracks and holes, then paint. A three bedroom home takes approximately 3 to 5 hours of tape work, then spraying with an air gun, about 4 hours per coat. Of course use neutral colors, but not bland. A yellow base for the livingroom, blues for bedrooms, tans in diningrooms or kitchens, all of these colors evoke feelings as the new buyer walks through. Yes, you can paint the whole house white, but remember what I said about details? Pick from the two lightest colors on a paint swatch at the local hardware store. Don't forget, think about the future flooring color when choosing wall colors.

Next, electrical. New outlets, new overhead lights, maybe even a new doorbell. Don't forget smoke alarms. Buyers like to feel secure and safe in their purchase. You may be able to get away with replacing the covers of existing overhead lighting, but again, it's the overall look of the home. Updated lighting generally costs me $175.00 for the entire house. The selling value of $1000.00. Details, always details.