The Hidden Cost of Over-Renovating Before You Sell
If you’re thinking about making updates before selling your home, you might be asking: “Should I redo the kitchen? Maybe finish the basement?”
Totally fair questions—but here’s the thing: more renovation doesn’t always mean more money. In fact, some updates can end up costing you without helping your home sell any faster—or for more.
At Brolly Group Real Estate, we’ve seen it all. Homeowners with good intentions, pouring time and money into the wrong projects. Let’s help you avoid that.
Here are the top renovation mistakes we see—and what to do instead.
Mistake #1: Gutting Kitchens or Bathrooms That Just Need a Refresh
Yes, kitchens and bathrooms are important. But unless they’re falling apart, they probably don’t need a total overhaul. A full reno can cost tens of thousands—and you might not get that back at closing.
What to do instead: Paint the cabinets, swap the hardware, add modern light fixtures, or update the faucet. Clean and functional beats luxury when it comes to return on investment.
Mistake #2: High-End Upgrades That Don’t Fit the Neighbourhood
A $40,000 kitchen in a mid-range home? That’s a tough sell—because buyers will compare your home to others nearby. If it’s priced too high, they may walk away.
What to do instead: Match your improvements to your market. We’ll help you understand what buyers in your area expect—and what’s too much.
Mistake #3: Removing a Bedroom or Useful Space
Turning a bedroom into a massive walk-in closet or knocking down walls for a bigger ensuite might sound like a great idea—until a buyer says, “We needed that extra room.”
What to do instead: Keep your home layout as versatile as possible. Bonus points if you can stage a flex space as a guest room, home office, or playroom.
Mistake #4: Over-Customizing Style and Decor
We get it—you love your deep navy walls and patterned tile. But the more personalized your design choices are, the more buyers will see “projects” instead of “potential.”
What to do instead: Paint over bold colours with neutrals. Swap unique finishes for clean, simple ones. Let buyers see a blank slate they can make their own.
Mistake #5: Spending Big Inside and Ignoring the Outside
We’ve seen homes with beautiful new kitchens—and overgrown front yards, broken light fixtures, or peeling paint on the porch. First impressions matter. If the outside doesn’t feel inviting, buyers may not even go in.
What to do instead: Tidy up the yard, clean the windows, and paint the front door. These small changes create an instant impact—without the big price tag.
So… What Should You Focus On?
You don’t have to skip updates altogether. You just need to choose wisely. Some of our favourite low-cost, high-impact improvements:
- Fresh paint in neutral tones
- New light fixtures or cabinet hardware
- Minor repairs (think: dripping taps, scuffed baseboards, squeaky doors)
- Decluttering and deep cleaning
These are the kinds of updates buyers actually notice—and appreciate.
Want to Avoid the Renovation Regret?
You don’t have to guess. At Brolly Group Real Estate, we help you:
- Prioritize the fixes that matter most
- Avoid overspending on things buyers don’t care about
- Prep your home to stand out—without overdoing it
Book a free pre-listing consultation or call us at (519) 755-1180. We’ll walk through your home, give honest feedback, and help you sell smarter—not harder.
