Gary,

I would use this as a marketing tool. If everything is completely up to par the only thing left to negotiate with is the price, but if you have an item that you recognise as needing help you can use it to your advantage. Let me explain..
If the fence is in tough shape offer to fix it for an additional price. It is highly likely you will get a near full price offer or even a full price offer with them asking you to fix the fence. This has been my experience, and a lot of times it has worked! I tend to think outside the box though.

Good Luck!

You probably need to either replace it or remove it. You should get a quicker sale if the fence is there as well as getting closer to your price. Of course it will depend on your financial ability. I will be happy to visit your home and give you a better estimate. You do have several options in this matter.

Gary
What does your Realtor say?

I think it depends on how the fence relates to your home as a whole. A Realtor who knows the market, your personal situation , and your property can best advise you on what it will take to sell your home for top dollar in the current market.

You want to spend your money where you will receive the biggest benefit. I had a client that had spent $6,000 on a complete re-do of her master bath, then had no money to replace the carpet and paint, which, had we talked BEFORE she spent the $6K, would have been better investments.

If the fence is at the front of the house, definitely do it. If on the side or the back, see if you can change a few of the worst pieces. Another option would be to use it as a negotiating tool...if you get an offer, come back with a quote from a contractor to replace the fence and deduct your price accordingly. This will then not take money out of your pocket while give the buyer the feeling that they are working a good deal.

Hi Gary,

If you have the extra resources to do so, it would certainly be more appealing to a buyer. However, it is not a necessity. I agree normal wear and tear is expected. You also need to consider whether or not you will want to help with closing costs if asked. Also, buyers normally ask for a 10 day inspection period. So, you really don't know what that will entail unless you have had a pre-listing inspection done.

Wish you the best in selling your home.

Most re-sell homes should have some wear and tear and I don't think you must fix the fence in order to sell it. Unless you have the resource to do so and the old fence bothers you. If you decide not to fix it, leave your buyer an option to custom install the fence with their preference of color and material.

Gary,
Any improvements that you can make to your home to make it more appealing to a potential buyer are definetely woth it. Don't go adding a swimming pool, or anything like that, but if you have any deferred maintenance then take care of it now. A buyer sees work to be done and they immediately want to negotiate on price. If you don't take care of these things ahead of time, then expect to have to price your home accordingly. Best of luck in the market!