Top 5 Repairs To Skip When Selling Your Home

by Urban Cool Homes KC

When it comes to selling your home in Kansas City—or anywhere—every seller wants the highest return possible. It’s tempting to look around your house and start compiling a long list of repairs and upgrades. After all, you’ve lived here, and you know every squeaky door, hairline crack, and “quirky” feature that could use attention.

But here’s the truth: not all repairs are worth your time or money before listing. In fact, over-fixing or upgrading in the wrong places can waste thousands of dollars without moving the needle on your sale price. What buyers want (and what the market will actually reward) isn’t always the same as what you think “needs to be done.”

As experienced Kansas City REALTORS® at Urban Cool Homes KC, brokered by LPT Realty, we’ve guided countless sellers through the process of preparing their homes for market. We’ve seen where sellers overspend, where they save wisely, and where small, strategic updates make all the difference. In this guide, we’ll share the top five repairs to skip when selling your home—so you can focus on what really matters and maximize your net proceeds.

Top 5 Repairs To Skip When Selling Your Home

1. Full Kitchen Remodel

We get it. Kitchens sell homes. But here’s the key: you don’t have to gut your kitchen to attract buyers.

According to the 2024 Remodeling Cost vs. Value Report, a full kitchen remodel in Kansas City can easily run $65,000–$90,000 depending on finishes. Yet, sellers typically recoup less than 55% of that investment at resale. That’s a big chunk of change you may never see again.

What Buyers Actually Want

Clean countertops and uncluttered spaces.
Neutral paint and updated lighting.
Functional, working appliances (they don’t have to be brand new).

What You Should Do Instead

Paint cabinets or swap outdated hardware.
Replace tired light fixtures with modern, affordable options.
Deep clean and declutter to make the space shine in photos.

Pro tip: A few hundred dollars in cosmetic upgrades often gives the appearance of a refreshed kitchen without draining your wallet.

2. Replacing All Windows

Energy efficiency is important, but replacing every single window before you sell? That’s overkill.

Full-home window replacement can cost anywhere from $12,000 to $30,000, depending on size and style. While energy savings and improved curb appeal are attractive, most buyers won’t pay a premium for brand-new windows. Instead, they’ll see them as a “nice bonus” rather than a must-have.

**When Windows Might Matter**

If you have one or two windows that are visibly cracked, stuck shut, or rotting, address those. Buyers don’t want to worry about broken or dangerous features. But replacing every window? Skip it.

Better Use of Your Budget

Seal drafts with inexpensive weatherstripping.
Clean existing windows thoroughly for maximum light.
Add fresh window treatments to give the space an updated look.

Remember, bright, airy spaces photograph and show beautifully—and that’s more valuable to your sale price than brand-new glass.

3. Overhauling Perfectly Fine Flooring

Flooring is one of the first things buyers notice. But here’s the nuance: you don’t need to replace everything to make your home market-ready.

Sellers often think they need brand-new hardwood or luxury vinyl throughout the house. But ripping up flooring across 2,000+ square feet can cost $8,000–$25,000. Instead, consider whether your current flooring is actually a deal-breaker.

What Matters to Buyers

Clean, odor-free floors.
No obvious stains, cracks, or damage.
Consistency from room to room (major clashes in flooring types can be distracting).

Smart Alternatives

Professional carpet cleaning for less than $300.
Replace worn or mismatched areas only (like that one stained carpet in the basement).
Use rugs to define spaces and cover minor imperfections.

Pro tip: Many buyers plan to change flooring to their personal taste anyway. Don’t spend thousands on something the next owner may tear out.

4. Luxury Bathroom Remodels

Yes, bathrooms matter. But just like kitchens, buyers don’t expect luxury spa bathrooms in every home.

A high-end bathroom remodel can cost $20,000–$35,000. And while it looks beautiful in photos, sellers rarely recover more than 50–60% of that cost at resale.

What Buyers Care About

Cleanliness: no mold, mildew, or grime.
Functionality: working faucets, toilets, and drains.
Fresh, bright finishes (even if they aren’t top-of-the-line).

Smarter Updates

Re-caulk tubs and showers.
Replace old mirrors and vanity lights with modern, affordable ones.
Swap out an old shower curtain for a fresh glass panel or new curtain.

These low-cost improvements make a big visual impact without draining your budget.

5. Extensive Landscaping Projects

Curb appeal is crucial. But spending tens of thousands on elaborate landscaping, hardscaping, or backyard renovations before selling? That’s money you won’t get back.

A new outdoor kitchen, expansive patio, or major landscape design can cost $15,000–$50,000. While beautiful, buyers rarely pay dollar-for-dollar for outdoor improvements.

What Really Matters

A well-maintained lawn.
Trimmed shrubs and trees.
Clear walkways and a tidy entrance.

Quick Wins

Add fresh mulch for instant curb appeal.
Plant seasonal flowers near the entry for color.
Power wash driveways, patios, and siding.

Buyers want to imagine themselves enjoying the space—not be distracted by over-the-top features that may not suit their lifestyle.

Honorable Mentions: Other Repairs to Rethink

Beyond the top five, here are a few other areas where sellers often overspend:

Painting every single room: Focus on the main living areas; bedrooms can wait.
Replacing appliances that still work: Clean them well instead.
Installing new HVAC systems “just in case”: If yours is functional and regularly serviced, buyers are usually fine.

Where to Spend Instead

So if these five repairs aren’t worth the money, what should you focus on?

1. Cleaning and Decluttering

Nothing makes a bigger impact than a spotless, organized home. Buyers want to imagine their life here—not yours.

2. Neutral Paint in Key Spaces

A fresh coat of paint in main living areas creates a bright, move-in-ready vibe.

3. Small Repairs That Signal Care

Fix leaky faucets, patch small wall holes, and replace burned-out bulbs. These small details reassure buyers that the home has been well maintained.

4. Professional Staging

Whether it’s full staging or simple furniture placement tips, staging helps buyers emotionally connect with your home.

5. Pre-Listing Inspection

This allows you to address minor issues proactively, building trust with buyers and preventing surprises during negotiations.

Selling a home in today’s Kansas City market doesn’t mean throwing money at every possible repair. Instead, it’s about strategic preparation—knowing which fixes matter to buyers and which upgrades will give you little to no return.

At Urban Cool Homes KC, we guide sellers through every step of the process, from deciding which repairs are worth it to pricing and marketing strategies that get results. With over 22 years of experience and more than 1,200 homes sold, our team knows how to help you skip the unnecessary work, save money, and WIN in today’s market.