Should You Renovate Before Selling? The Math That Most Agents Won’t Show You

You’ve probably heard the advice: “Just sell your house as-is. Don’t waste money on renovations.”

It sounds logical. Why spend money on a house you’re leaving? But here’s the problem — that advice is costing homeowners tens of thousands of dollars. And the agents giving it usually can’t show you the math behind their recommendation.

Let’s change that.

The Real Math Behind Pre-Sale Renovations

Here’s what the numbers actually look like in Chicago’s western suburbs market:

• Kitchen refresh (new countertops, cabinet paint, hardware, backsplash): ~$12,000–$15,000 investment → $40,000–$60,000 higher sale price
• New flooring (LVP throughout main areas): ~$5,000–$8,000 investment → $15,000–$25,000 increase in perceived value
• Fresh paint (interior, modern neutrals): ~$3,000–$5,000 investment → $10,000–$20,000 in buyer appeal
• Curb appeal (landscaping, power washing, exterior touch-ups): ~$2,000–$4,000 investment → $8,000–$15,000 in first-impression value

A $25,000 strategic renovation can realistically return $50,000–$75,000 in additional sale price. That’s a 2–3x return on investment.

So why do so many agents recommend selling as-is?

Why Most Agents Say “Just Sell As-Is”

Here’s the uncomfortable truth: most real estate agents don’t understand construction costs.

They know comparable sales. They know staging. They know marketing. But when it comes to knowing that a kitchen refresh costs $12,000 (not $40,000 like most homeowners fear), or that luxury vinyl plank can transform a home for $6 per square foot — that’s outside their expertise.

Without that knowledge, the safe recommendation is always “sell as-is.” It’s lower risk for the agent, even if it means a lower price for you.

Tim’s Dual Expertise Makes the Difference

Tim Wangler isn’t just a Realtor — he’s also a licensed contractor. That combination is rare, and it changes the entire equation.

When Tim walks your property, he’s not guessing what a renovation might cost. He knows exactly what costs $X and returns $Y. He’s managed hundreds of renovation projects and sold the resulting properties. He’s seen the before-and-after numbers play out in real time, in real closings.

That’s not theory. That’s data.

As-Is Sale vs. Fix-N-List: A Side-by-Side Comparison

Let’s look at a typical scenario for a home in DuPage County:

Scenario A: Sell As-Is

• Home listed at $350,000
• Sells for $340,000 after negotiations (buyers always discount for dated homes)
• Net to seller after commissions: ~$319,000

Scenario B: Fix-N-List Approach

• $25,000 in strategic renovations (funded by Fix-N-List, $0 upfront)
• Home listed at $400,000
• Sells for $395,000 (updated homes sell faster and closer to asking)
• Renovation costs reimbursed at closing: -$25,000
• Net to seller after commissions: ~$345,500

The difference? Over $26,000 more in the seller’s pocket.

But What If the Home Doesn’t Sell?

This is the question every homeowner asks — and it’s a fair one. What if you renovate and the market shifts?

Here’s where Fix-N-List stands apart: Tim absorbs the risk. He’s so confident in his assessment process that he funds the renovation upfront. If, in the unlikely event, the home doesn’t sell as projected, the homeowner isn’t on the hook for renovation costs out of pocket.

That’s not a promise most agents can make — because most agents aren’t putting their own money behind their recommendations.

Real Numbers From the Chicago Western Suburbs

In 2024 and into 2025, the Chicago western suburbs market has been incredibly strong for updated homes:

• Updated homes in Downers Grove, Naperville, and Elmhurst are selling in under 14 days on average
• Dated homes in the same areas are sitting 45–60+ days
• Price-per-square-foot premiums for updated homes range from $15–$30 more per sq ft
• Multiple offer situations are 3x more likely on freshly renovated listings

The market is telling us something: buyers will pay a premium for move-in ready. The question is whether you’re positioned to capture that premium.

Let Tim Run the Numbers for Your Home

Every home is different. Not every property needs — or would benefit from — a full renovation. Sometimes it’s a $5,000 refresh. Sometimes it’s $30,000. And sometimes, selling as-is genuinely is the best move.

The only way to know is to look at the specific numbers for your property.

Call Tim Wangler at (630) 534-0866 for a free, no-obligation assessment. He’ll show you exactly what the math looks like for your home — and you can decide from there.