If I’m thinking about selling my home within the next 6–18 months, when should I start preparing? How do I decide whether to sell as is or make improvements first?
If you’re considering selling your home within the next 6 to 18 months, I’d recommend starting the preparation process now, even if your timeline isn’t set in stone.
One of the biggest mistakes sellers make is waiting until they’re ready to list before evaluating the home’s condition. The earlier you start, the more options you have and the less likely you’ll feel pressured into making rushed decisions.
A good first step is to walk through your home with a buyer’s mindset. Look for items that stand out immediately: deferred maintenance, worn flooring, outdated paint colors, landscaping issues, or anything that could make a buyer wonder what else hasn’t been maintained. Small issues often create a bigger negative impression than sellers expect.
When it comes to deciding whether to sell as-is or make improvements, focus on return on investment rather than personal preference. Not every upgrade increases your sale price enough to justify the cost.
In many cases, the best investments are:
- Fresh, neutral paint
- Deep cleaning and decluttering
- Minor repairs that have been postponed
- Improved curb appeal
- Updated lighting and fixtures
- Professional staging, when appropriate
On the other hand, major remodels such as complete kitchen or bathroom renovations don’t always deliver a dollar-for-dollar return, especially if market conditions change before you sell.
A helpful rule of thumb is this: fix problems that buyers will notice and question, but think carefully before spending heavily on cosmetic upgrades that reflect your personal taste.
If your home needs extensive work and you don’t want the expense or hassle, selling as-is can absolutely be the right choice. Many buyers, investors, and house flippers specifically look for homes with untapped potential. Just keep in mind that selling as-is typically narrows the buyer pool and may affect your final sale price.
For most homeowners, the sweet spot is somewhere in the middle: address maintenance issues, improve presentation, and avoid over-improving for the neighborhood.
If you’re 6 to 18 months away from selling, consider bringing in a local real estate professional for a pre-listing consultation. They can often identify which improvements are likely to add value in your specific market and which projects you can skip entirely. That advice can save thousands of dollars and months of unnecessary work.
The bottom line: start preparing earlier than you think you’ll need to. You’ll have more time to make smart improvements, spread out costs, and position your home to attract the strongest offers when you’re ready to list.