What NOT to Fix When Selling Your House: The Complete 2026 Guide

The Expensive Mistake Most Sellers Make

The average homeowner spends $12,000 on pre-sale improvements. But here's the uncomfortable truth: nearly half of that money goes to projects that won't increase your sale price by a single dollar.

According to the National Association of Realtors' 2025 Remodeling Impact Report, the average return on investment for home improvements before selling is just 56%. That means for every $1,000 you spend, you're only getting $560 back.

The key isn't spending more — it's spending smarter.

7 Things You Should NOT Fix Before Selling

1. Full Kitchen Remodel ($15,000 - $40,000)

Average ROI: 54% — You'll lose nearly half your investment. Unless your kitchen is truly non-functional, stick to cosmetic updates: new hardware ($100-300), fresh paint ($200-500), and updated light fixtures ($200-600).

2. Bathroom Gut Renovation ($10,000 - $25,000)

Average ROI: 58% — Similar to kitchens, major bathroom renovations rarely pay off. Instead, re-caulk the tub ($30), replace the toilet seat ($40), add a new mirror ($100), and ensure everything is sparkling clean.

3. Swimming Pool Addition ($30,000 - $60,000)

Average ROI: 25-40% — Pools are one of the worst investments for resale. Many buyers see them as a liability (maintenance costs, safety concerns, insurance increases). If you already have a pool, just make sure it's clean and functional.

4. Extensive Landscaping ($5,000 - $15,000)

Average ROI: 40-60% — While curb appeal matters enormously, expensive landscaping projects (retaining walls, elaborate gardens, outdoor kitchens) rarely return their cost. Focus on the basics: mowed lawn, trimmed bushes, fresh mulch, and a few colorful plants near the entrance.

5. Roof Replacement (If Not Leaking)

Average ROI: 60% — A new roof costs $8,000-$15,000 but only adds about $5,000-$9,000 in value. If your roof has 5+ years of life left and no active leaks, leave it alone. Buyers will get an inspection anyway.

6. Converting Rooms for Specific Uses

Average ROI: Varies, often negative — Converting a bedroom into a home office, gym, or nursery reduces your buyer pool. Keep rooms as flexible as possible. A bedroom is always a bedroom.

7. Fixing Every Minor Cosmetic Issue

Average ROI: Diminishing returns — That small crack in the drywall, the slightly squeaky door, the tiny chip in the tile — buyers expect some imperfections in a lived-in home. Fix the obvious issues, but don't obsess over perfection.

What SHOULD You Fix Instead?

The highest-ROI improvements are almost always the cheapest:

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The Bottom Line

Before spending a dime on pre-sale improvements, get a data-driven assessment of what actually matters for YOUR specific home and market. What works in one neighborhood might be a waste of money in another.