Your home sounds like it wouldn't benefit from updating since a buyer will want to choose their own finishes and update to their taste. You probably won't get back all that you spend in preparing the home for market. Paint and floor refinishing is a good idea generally, but I'd want to see the house before advising you to do that work. Let me know if you'd like an opinion of value. I've sold a lot in your neighborhood and used to live there.

Shaban Shakoori
TRI Coldwell Banker, SF's #1 Office

Dear Vhambrick,

I agree with Jed. Just do the floors and repaint the whole home inside. If it is also in really bad shape outside, you shold definitely put a coat of paint outside as well. Remember first impressions are most important.

This being said, I do not think you need to update anything. Your taste might not be the same as many of the potential buyers. They will look at your kitchen and baths and calculate their own remodeling when making an offer. If your tubs need caulking and refinishing, there are names of folks who do this under Resources on my website. That would help the maarket appeal of your home.

I would recommend a handyman named Victor Rivera to help you. Please go to my website and look under resources and you will find his number. Or email me. I just do not want to publish it without his permission.

Good luck,

Sally

You could put it on the market with the floors and the paint done. Leave it at that. Bathrooms and kitchens are good to do but only if they are done well. If you try to improve them without having your heart in it they might not turn out well and they will actually detract from the value.
If you have the means to hire a designer and do it right then go for it but if you had the means you probably would have done it to live in it.
Any of us would really need to look at the property to know exactly but be careful to not spend money doing a bad updating.

Dear Vhambrick,
What price range are you hoping for? I have clients (a couple with two children) who are looking for a single-family home in the Richmond and Sunset neighborhoods. They are hoping for a minimum of 3 bedrooms and 2 baths and, mostly, want decent space and a nice location. They are open to looking at homes that need cosmetic work (similar to what you have described) that they will remodel themselves to their own tastes.
If you'd like to arrange an appointment for them to see it, please feel free to e-mail or call.
Thank you,
Mary Macpherson
Paragon Real Estate Group
415-846-4685
mmacpherson@paragon-re.com

Vhambrick, Keep in mind too that putting money into a project isn't always the best way to go. With rates headed up that should slow the real estate market down some. If you get started in too many projects and the market slows down more you may wish you had gone ahead and sold as is.
I'll add I do projects too, and enjoy the planning and fixing process so that's worth something too. It's not always all about just getting a house sold :)

Glen Mitchell
Real Estate Broker
415-722-6085

V,

It sounds like you're doing a lot of the right things, but I would have an in-person consult with some experts before making those decisions final as there are some things you may need to do that you wouldn't have thought of and vice-versa.

I personally have a strong background in construction as a former owner of a construction supply company and having done many of my own projects, and would be happy to give you a no strings consultation on what should be done.

Also, through our own projects and ones for our clients we have also compiled a list of excellent contractors who do good work for reasonable prices and get the job done when they say they will, as well as sources for materials at great prices.

Recent example: we are totally remodeling a duplex in the Mission right now and were able to get cherry cabinets with soft-close drawers and granite counters installed for about $3500. We have sources for other kinds of materials as well.

Best Regards,

Lance King/Managing Broker
415.722.5549
lance@fixedrateproperties.com

Vhambrick:

This is a hard question to answer without actually seeing the property. Sounds like you are doing the kinds of things that will provide the most return on your investment. Make sure you address the kitchen and front yard as well. There are number of things you can do in a kitchen that are fairly inexpensive, but again, without seeing it, it’s a bit hard to give concrete recommendations.