When putting your home on the market, you obviously want to show it in the best light to get the best price. But if your home needs repairs, does "best light" include taking on some home improvement projects?

You expect to do a little work to your home before putting it on the market, right? But maybe you weren't bargaining for remodeling the bathroom or updating the kitchen.

I've seen sellers miss out on excellent selling opportunities because they delayed listing their homes to make improvements. On the other hand, I've seen some sellers jump the gun a little when a few easy improvements could have made a big difference in selling price.

Each property and each situation is different. That's why the first thing I recommend is talking to a Realtor with experience in your local market, both at the price point of your home and in your neighborhood. A good Realtor should be able to give you an idea of the return on investment you could get for making certain improvements and whether it will help or hinder your sale. An agent can also look at your home and tell you how it compares in terms of amenities to others on the market.

There are some improvements you should absolutely make. As a general rule, most buyers can see a return on the types of repairs that are probably already on your to-do list:

• Anything that smells unpleasant

• Holes or cracks in your ceilings or walls

• Ripped screens or broken windows

• Paint that's dingy or that's not a neutral color

• Leaky faucets or other plumbing fixtures in disrepair

• Non-functioning appliances

• Leaky roof

• HVAC systems that aren't working

• Code violations

• Worn floor or window coverings

Not only will fixing these items go a long way to getting your home in showing shape. It will eliminate the kinds of small objections that buyers can fixate on when they're narrowing down their home search. If your home makes a potential buyer's short list, it's better that they remember the fresh coat of paint in the den than the kitchen sink that wouldn't drain.

When it comes to larger repairs — those that qualify as upgrades or even remodels — it can be harder to make the decision. Again, let your Realtor be your guide. For example, perhaps your kitchen is outdated. Well, I can tell you that new kitchens are very popular among buyers. But before you put tens of thousands of dollars into a project, let's sit down and do the math and talk about what your selling price might be with or without that new kitchen and how that compares to comparable properties. Just because you buy a new $50,000 kitchen doesn't mean we can just tack $50,000 onto the selling price and expect to get it. That upgrade has to be considered in the context of the home and its total value. The $50,000 might be better spent on your new home.

I'd love to talk to you about the current condition of your property and how we can maximize your selling price, whether you decide to make extensive repairs or sell the property as is. Call me at (540) 353-0123 or email me at sonya@sonyadickinson.com. Browse my listings here and be sure to like my Facebook page.