Before you spend on upgrades to boost your sale, know this: some common projects add cost, not value. Here are three to watch.

If you're planning to sell in the months or year ahead, you've probably started wondering what to fix up first. And if you've had a contractor walk through, you've likely heard some version of this: "Do this upgrade and it'll boost your home value." Here's the problem. A lot of that advice simply isn't true, and acting on it can cost you money at the closing table instead of making you more.

We hear this all the time from homeowners in our community. A contractor gives a bid, attaches a big promise about resale value to it, and the seller assumes the two are connected. But contractors are in the business of selling their services, not reading the market. So before you write a check, here are the three places we see sellers lose money most often.

1. Full window replacement when the glass is the real fix. Over the years, window glass can fog up from a broken seal, and it's natural to call a window company for a bid. Just know what's happening in that conversation: they're there to sell you windows. 

They'll often tell you that replacing all your windows will boost your home value, and that's simply not the case. Yes, you want to handle deferred maintenance, but in most cases it's the glass that needs repair, not the entire window. Fix what's actually broken and skip the expensive full replacement you don't need.

“The people bidding on the work are not the people who determine what your home will sell for.”

2. A whole new mechanical system you don't need. Furnaces and air conditioners need repairs as they age, and an older unit is often the moment a service provider pitches you on a complete mechanical overhaul, sometimes with the promise that upgrading will make your home worth more when you sell. It's the same myth. 

Buyers want mechanicals that work, and they want to see that you've kept up with maintenance, but they aren't willing to pay an extreme premium to cover the cost of a brand-new system. So do the repairs, keep your units serviced, but don't sink money into costly mechanical upgrades if you don't have to.

3. Big exterior projects that don't move your price. Think roof, siding, driveway, the structural pieces. Sometimes real maintenance genuinely needs to happen here, and it's natural to bring out contractors for bids. But be wary of any contractor telling you what your home will be worth after the work is done. 

They're in the business of selling repairs, not valuing homes, and they don't set market value. Take care of the deferred maintenance that needs doing, but understand that the maintenance itself doesn't automatically lift your price.

The thread running through all three is the same. Deferred maintenance is worth handling, but handling it is not the same as adding value, and the people bidding on the work are not the people who determine what your home will sell for. Knowing the difference is what keeps thousands of dollars in your pocket instead of in a project that never pays you back.

So before you spend anything getting your home ready to sell, let's talk about what will actually move the needle for your specific property. We'd be honored to do a complimentary project consultation and help you put your money where it counts.

Call or text us at (651) 998-9829, email us at info@holzgroup.com, or visit holzgroup.com. We're Shelly Holz and the Holz Real Estate Group, and we specialize in transforming lifestyles through homeownership.