NO ONE Will Buy Their Home Because of THIS? Episode 5 - Inside the Listing Appointment

by Kati Spaniak

NO ONE Will Buy Their Home Because of THIS? Episode 5 - Inside the Listing Appointment

One of the biggest fears sellers have before listing their home is this thought:

“Nobody is going to buy our house because of this one thing.”

In Episode 5 of Inside the Listing Appointment, I sat down with Donna and Dennis for a live listing consultation—and what unfolded is something I see every single day with sellers across the country.

They were worried about:

Outdated cabinets
Wallpaper
Valances
A jetted tub
A mirror
A weird hallway
Competing with new construction

And they’re not alone.

Let’s break down what actually stops a home from selling—and what absolutely does not.

The Real Fear Sellers Have (But Rarely Say Out Loud)

Donna and Dennis were losing sleep over things like:

“Nobody will buy this house with that wallpaper.”
“The tub keeps me up at night.”
“What about the mirror?”
“This hallway is weird.”

Here’s the truth:

Homes don’t fail to sell because of one small, cosmetic detail.
They fail because of pricing, preparation, and positioning.

This episode perfectly illustrates how sellers often focus on the wrong things—and how that stress can lead to unnecessary renovations, wasted money, and delayed sales.

Understanding Your Home Category: “Unpolished Potential”

Donna and Dennis’ home fell into what I call Unpolished Potential, one of the categories from my Seller’s Playbook.

This means:

The home is clean and well cared for
Mechanical systems are updated
The layout works
Some finishes may be dated—but functional

👉 This is actually the best position to be in as a seller.

Why? Because buyers can see the value without requiring a full renovation.

If you’re not sure what category your home is in, you can download the free playbook and take the quiz here:
🔗 FREE Seller’s Playbook: https://katispaniak.com/sellersplaybook

“Should We Update the Kitchen?” (Usually No)

One of the biggest questions in this episode was whether it was worth updating:

Kitchen cabinets
Countertops
Flooring

Here’s the reality:

Donna and Dennis were considering spending $40,000–$50,000 on updates in a market where:

Buyers are older (60+)
The community is quiet
Homes are well maintained
They are competing with new builds

💡 In markets like this, buyers care far more about condition than trendiness.

Most buyers in this demographic:

Don’t want to renovate right away
Understand dated finishes
Value maintenance and cleanliness

In this case, updating the kitchen would not produce a meaningful return on investment.

Competing With New Construction: What Actually Matters

Donna and Dennis were concerned because:

“We’re competing with new builds.”

And yes—competing with new construction is hard.

But here’s the key distinction:

New builds are often smaller
They’re priced higher
They lack character
They may have less usable space

Their home offered:

More square footage
A finished sunroom (rare in the neighborhood)
A fenced yard
Better overall condition than many resale comps

👉 The solution isn’t over-renovating—it’s smart pricing.

The Bathroom Question: The Tub That Keeps Sellers Up at Night

The master bathroom was dated, and the jetted tub was a major stress point.

Estimated cost to renovate: ~$20,000

The critical question we asked:

If you spend $20,000, will the market pay you back for it?

The answer here was no.

While a luxurious shower might attract buyers, it wouldn’t push the sale price high enough to justify the cost—especially in a cooling market with new construction nearby.

💡 Renovations only make sense when the math works.

Cosmetic Details That Do NOT Stop Homes From Selling

Let’s talk about the things sellers obsess over—but buyers rarely care about:

✔ Wallpaper

If it’s clean and neutral-enough, buyers will shrug and move on.

✔ Mirrors

Mirrors are not deal breakers. Ever.

✔ Valances

They don’t photograph well—but they don’t stop sales. Removing them is about presentation, not value.

✔ Rugs

They can make spaces feel smaller in photos. Easy fix—remove them for pictures.

✔ “Weird” Hallways

Every house has something awkward. Buyers notice it, talk about it, then move on.

If buyers walked away from homes because of quirks, no one would ever buy a house.

What Actually Gets Homes Sold

From this listing appointment, here’s what truly mattered:

1. Cleanliness and Maintenance

Donna and Dennis’ home was spotless—and that matters more than trends.

2. Staging Over Remodeling

Small staging adjustments > expensive renovations.

3. Pricing Strategy

Pricing slightly under the market to attract demand is often smarter than chasing a top number.

4. Understanding Buyer Demographics

Older buyers prioritize condition and livability—not Pinterest kitchens.

Pricing Insight From the Episode

Based on comps and market conditions, we discussed a realistic range of:

Mid to high $300s
Possibly testing the market higher—but with caution

Spending tens of thousands on renovations wouldn’t significantly change that outcome.

The Biggest Takeaway From Episode 5

Your house doesn’t need to be perfect to sell well.
It needs to be clean, well-priced, and positioned correctly.

Donna and Dennis’ stress wasn’t about the house—it was about uncertainty. Once they understood the market and their options, the anxiety disappeared.

That’s what education does for sellers.

Want Help Like This With Your Home?

I offer free resources to help you sell smarter and with less stress:

⭐ FREE Seller’s Playbook
Step-by-step guidance to prepare your home and avoid costly mistakes
🔗 https://katispaniak.com/sellersplaybook

⭐ Need Help Finding the Right Agent?
I personally help match sellers with experienced agents nationwide
🔗 https://katispaniak.com

⭐ Join the Facebook Group (5,000+ Sellers)
Ask questions, watch live sessions, and learn from real examples
🔗 https://www.facebook.com/groups/katispaniak

⭐ Submit Your Questions
🔗 https://bit.ly/AskKati