The $100K MISTAKE These REAL Home Sellers Almost Made (And How to Avoid It)

Hi, it’s Kati. Let’s talk about something every home seller needs to hear—how to avoid losing tens of thousands of dollars by making the wrong updates before you even list your house. I recently sat down with real homeowners, Jenn and Chris, and walked them through their situation step-by-step. And I’m telling you—this could be you in one or two years.

They were ready to pour upwards of $100,000 into updates... before even speaking to an agent.

I stopped them right there.

Don’t Spend a Dime—Yet

Here’s the thing: Jenn and Chris have a lovely, spacious home in a top-rated school district. But it’s dated. Original kitchen from 1988. Cedar siding with woodpecker damage. A stripped master bathroom that’s sat unfinished since 2020. And yes, a sinking driveway.

They were ready to take on everything—new carpet, painted trim, a deck overhaul, even a new driveway. But here’s what I told them:

Wait. Talk to a professional before spending a cent.

Because just like I told Jenn and Chris, pouring money into updates doesn’t mean you’ll get it back at closing. In fact, the wrong updates at the wrong time can be the most expensive mistake you’ll make.

Here’s the $100K Mistake

Jenn and Chris were about to:

• Paint all their original wood trim and doors

• Tear out and replace the driveway

• Put in seamless gutters

• Overhaul the backyard landscaping

• Replace garage doors

• Possibly install new windows

Together, those updates would’ve easily hit six figures. The problem? Their home’s projected sale price is in the $500K range. You don’t need to be a financial planner to see that math doesn’t work out.

If they had spent that money, they’d be relying on buyers to repay them through a higher sale price—which just isn’t guaranteed, especially in a shifting market.

The Smarter Strategy: Fake It, Take It, Make It

If you’ve followed me for a while, you know I teach sellers how to maximize profit with minimal spending. Here's what I advised Jenn and Chris to do instead:

• Focus on staging over remodeling. A clean, staged home shows better than a half-renovated one.

• Handle deferred maintenance smartly. Fix what’s broken, not what’s just outdated.

• Paint strategically. Skip the trim and just update key areas.

• Skip replacing the concrete driveway. It won’t deliver ROI.

• Use low-cost fixes to “fake” curb appeal. Think power-washing, staining, cleaning, and light landscaping.

This approach saved them nearly $90,000—without compromising their future sales price.

Here’s What to Do If You’re 1–2 Years Out from Selling

If you’re like Jenn and Chris and plan to sell in the next 1–2 years, here’s your checklist:

1. Download my Seller’s Playbook. Over 15,000 sellers have already used it to prep smarter—not harder.

2. Do the Investment Matrix. It’s in the playbook, and it will help you evaluate every single item in your home.

3. Talk to a local agent early. A good agent should act like a consultant, not a salesperson. They’ll help you avoid mistakes like these.

4. Start small. Clean, declutter, and fix what’s actually broken.

5. Avoid over-customizing. Buyers want a blank canvas, not your personal taste.

What’s the Real Lesson Here?

You don’t need to overspend to sell well.

The real value of a home is what a buyer is willing to pay in your local market. You can’t fix the location. You can’t control the neighbor’s barking dogs or the retention pond view. So don’t burn through your savings trying to renovate your way out of those.

You need strategy. And you need a plan that works with your budget.

If this story helped you, please subscribe to my YouTube channel or download the Seller’s Playbook. And if you want feedback on your own home prep—join our private Facebook group. You’ll find other sellers just like Jenn and Chris, and yes, I answer questions there personally.

Let's make sure you don’t make a $100K mistake.