Treat your house like a business when selling your home!

A few years ago I staged a home that had a stunning newly renovated kitchen.  It was complete with long sleek granite counter tops, new high end kitchen cabinets and of course the very best stainless steel appliances.

Around the same time I staged another home that had a gorgeous en-suite bathroom in the master bedroom.  Beautiful tiles, nice new vanity, great shower including an expensive trendy rain shower head.

In both situations, the renovations were stunning! Potential buyers were wowed when they walked into these two rooms.

Do you always recoup renovation dollars?

Watching all the renovations shows on TV makes you believe that you will always recoup your renovation dollars.  Especially with kitchen and bathroom renovations.  They always increase the value of your home.  Right?

The challenge in both situations was that both of the homeowners had created amazing spaces but theydont-over-renovate-your-house-for-your-neighborhood-add-value-to-your-home both OVER spent and OVER renovated for their neighborhood.

The townhouse with the newly renovated high end kitchen was absolutely stunning with all high-end finishes. It was very appropriate for a single family home in an upscale neighborhood.  The challenge however,  was the home was located in a mid-range neighborhood for town homes.

The townhouse with the gorgeous drop dead spa like master en-suite that would be perfect for a high-end single family home was located on a busy street in a starter home neighbourhood where the townhouses were purchased primarily by singles, single parent families, and/or newly married couples.

In both situations, the cost of the renovations were higher than what the norm was for their neighborhood. In both situations, they had overspent on their renovation for their repsective neighborhoods.  The result?  Both homeowners didn’t recoup all of their renovation costs which left them very frustrated & discouraged.


Know Your Neighborhood!!!

As a Stager, Stylist & Real Estate Investor, I quite often get asked by friends, neighbors and anyone else who knows what I do for a living if they should put in hardwood flooring, do a bathroom renovation, and/or a kitchen renovation to sell their home.  The first question I ask them is what is the norm in their neighborhood! Would they recoup the costs of those renovations for their neighborhood?

There are many factors to take into consideration when you are renovating or upgrading a feature in your home.  Where do you live?  What kind of neighborhood do you live in?  Do you live in a trendy and up & coming area where there are a lot of renovations going on?  Or do you live in an area where there are a lot of houses for sale?  Or somewhere in-between.

Do you live in a neighbourhood which is considered a starter home neighborhood?  A family neighborhood or a high-end luxurious neighborhood?  What’s the average price going for homes in your neighbourhood?  How long does it typically take for a home to sell in your area. Or in real estate terms, the average days on market (DOM). Are you in an older neighborhood where they’re starting to tear down smaller or older homes and using the lot to build bigger & more contemporary homes?

Walk and drive around your neighbourhood.  See what type of renovations people are doing AND more importantly, what renovations are they NOT doing in your area.  For example, it’s risky being the first house to spend thousands of dollars changing the front of your house from faux stone to real stone when no one has done it yet.  In some neighborhoods, you will start a trend and add value to your home and eventually increase the prices in your neighborhood.  But in other neighbourhoods, you will not recoup those renovation dollars when you want to sell.  And can you afford the risk of starting a trend in your neighborhood? If you’re a real estate investor, probably.  If you’re homeowner looking for your next house, maybe that’s a route you don’t want to go down.

Check out what your competition is doing in your neighborhood.  It’s important to know what renovations homeowners are doing in your area, AND equally as important, what renovations your neighbors are NOT doing.  Do your research for likely your biggest asset that you own!

When you’re getting your house ready to sell, and if you’re serious about making the most money as you can for your house, it’s important to know what renovations and upgrades that homeowners are doing in your neighborhood.  It’s also equally as important is what they are NOT doing as well.  Check out your neighborhood but also nearby neighborhoods in your price range that could be considered your competition to potential buyers.  You need to check out as many as you can to get a good sample of what’s happening in your neighborhood AKA your competition! Start this process as early as possible when you’re thinking of getting your house ready to sell! Knowledge is power!

My Next Door Neighbor LOST $80,000 on the sale of their house because they did NOT paint & stage their house!!!


A couple of years ago, I was getting our house ready to sell.  We were painting EVERY. SQUARE. INCH. of the house and installed hardwood floors on the ENTIRE second floor to match the first floor. It was a hardwood floor neighborhood.

To my surprise, the house next door went up for sale BEFORE we were ready to list! Yikes!!!  The ideal situation is to list your house first before any other houses in the neighborhood go on the market.

So I did what any homeowner would do. LOL  I went to their Open House on the weekend to check out my competition!!! When I went to the Open House, I was shocked.  There was too much furniture in every room making the rooms appear small.  They did alot of entertaining so they needed the additional seating for living in their home but not for selling.  There were numerous personal pictures & items that made you feel you were intruding into someone’s space. Every room was painted a different DARK color!!! Needless to say, I was quite relieved after I went through the house knowing that my house showed 1000 times better than my competition!!!

When I ask clients if they’ve gone to their neighbor’s Open House and checked out their competition, they look at me in shock and horror! It’s surprising how many people are reluctant to go to open houses in their neighborhood. They’re afraid their neighbor will think they are nosey. But why would you NOT do important research for probably the most important asset you will own in your life – your home?

Why YOU need to go to Open Houses In Your Area

open house sign

It’s surprising how many people are reluctant to go to open houses in their neighborhood. They’re afraid their neighbor will think they are nosy.  But why would you not do important research for probably the most important asset you will own in your life – your home!

Going to open houses in your neighbourhood will give you a better idea of what renovations your neighbours are doing, and how much they are asking for their home.  Once the home sells, be sure to find out how much they sold their home for.  If you don’t want to ask your neighbor, the agent who sold the house would be happy to tell you.

Go to lots of open houses to get a clear picture of what’s going on in your area.  Don’t just go to one or two because the one or two that you visit may have over renovated or under renovated their home.  You may not get the full story. It’s important to go to other areas near by in your price range that potential buyers may consider to check out what’s going on in that neighborhood!

Read: Should I fix up my house before selling?
Read Hardwood vs. Laminate vs. Vinyl Plank Flooring: Which one should you choose?

Read 2022 Flooring Trends to Sell Your House

Check out your competition online on Zillow and Realtor

Checking frequently on Zillow or Realtor also can give you a good feel for what renovations are being done and not being done. It’s not quite the same as going to open houses where you can peer through every nook and cranny to see what the homeowners have done and what they have NOT done to their home.  It’s second best to open houses but it can also give you a good overview.  Start this process well before you have your home listed for sale!

Sadly, my neighbor, lost $80,000 when they sold their home because they did not paint or stage their home.  Our two houses were very comparable in size, features and of course, location.  There was NOT a $80,000 difference because of features or size, but it came down to how unfavourably their house showed compared to mine. If fact, my neighbor’s house was a bigger model AND had a bigger & better backyard. Their house should have sold for more money than mine did! Don’t let this happen to you!  Don’t let money unnecessarily slip away from your fingers due to not getting your house ready to sell. You need hold unto the wonderful memories you made in the home and realize that its no longer your home as you knew it but your biggest asset that will help you achieve your financial goals and dreams.


Check out my online staging + design services here.

Don’t “Under” Renovate For Your Area

One home for sale was a beautiful 4 season home situated right on a lake.  The property was in the $1- 2 million + price range.  The home owner had completely renovated the kitchen which was gorgeous. However, for some reason, probably financial, the homeowner installed laminate counters instead of granite or stone.  Buyers in this price range, with the location and size of the home, want and expect higher end finishings.

 If you don’t have the money to do the proper renovation that your neighbourhood commands, then don’t do it!


I walked through a home where the home owner had just installed laminate flooring in a hardwood floor neighbourhood.  The floors were beautiful but they had definitely under renovated for their area.  They would definitely be able to recoup the renovation costs plus more in their area if they had installed hardwood.   In this case,  the buyer will most likely take the dollars off their offer, rip up the newly installed laminate and install hardwood flooring when they move in.

Spend Less Dollars Than Your Profit Potential


What is profit potential?

The profit potential is what the new value of your home is after renovations.  For example, one home renovation show on HGTV showed a family who spent $100,000 on their home renovation.  They increased the value of their home by $120,000 by doing the renovation.  So their profit potential in this case was $20,000.  That’s alot of work for a small amount of return on your dollar.  If you’re doing the renovation to live in and enjoy the home, then it would be worth it.  BUT if you’re doing the renovation solely to increase the value of your home to sell, then its alot of work for very little profit. Most “house flippers” would consider that a lost for the effort put in to earn that $20,000. In my opinion, they either over renovated or they didn’t do the renovation that would have best benefited them.

Making sure you spend less dollars than your profit potential is key when considering a major upgrade to your home or doing a renovation with the purpose of recouping that money when you sell your house.

Breaking this rule will make you disappointed and frustrated like our two homeowners. Following this rule will make you excited with the new value of your home after your renovation.

Do you need help staging your house?

You’re getting your house ready to sell. You know you need to declutter and get rid of some items and furniture but you’re not sure what should stay for staging, or should get put into storage.  You need 1-2 hours staging guidance for several areas that can be accomplished in a zoom call with you, your computer and camera going around your spaces where I will give you my savvy staging advise as a professional stager and house flipper.


Check out my online staging consults here

debi-collinson-add-value-to-your-homeI help busy homeowners, just like you, to style their house to make it a stunning retreat, where they can live and enjoy their home. I help homeowners, make money beyond their wildest expectations from the sale of their house by guiding them when they’re getting their house ready to sell.


Hi! I’m Debi Collinson. Home Stylist. Stager. Real Estate Investor. It all started back in 2006, at the request of a realtor, where I nervously staged my very first home. But the sellers liked their newly styled home so much that they turned down an offer for full asking price. I went back to design school and the rest is history. In my spare time, LOL, I buy “fixer uppers” to fix up & either sell for a healthy profit or to rent. I’m currently living in my 8th “fixer upper.” Sign up to receive my e-mails of how to make your home stunning, how to sell your house for top dollar AND how to become financially independent one fixer upper at a time!

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