Skipping Major Repairs

Skipping major repairs usually backfires because buyers don’t just subtract actual repair costs—they double or triple them. It’s called the “2-to-1 rule” in real estate. If your roof needs $25,000 replacement, most sellers think they’ll just reduce the asking price accordingly. But buyers see major repairs as big red flags representing uncertainty, hassle, and risk, so they don’t just subtract $25,000—they subtract $40,000 to $50,000 because they assume the worst, don’t want the stress, and want compensation for inconvenience. The same applies to HVAC, plumbing, or electrical problems—anything feeling like major disruption gets heavily penalized in buyer offers. Fix problems if you possibly can, because a $7,000 HVAC repair could easily cost you $15,000 in buyer price reductions, while a $20,000 roof replacement might drop your sale price by $40,000. Buyers always round up and build in padding for “what-if” scenarios. If you truly can’t afford repairs, understand the discount buyers will demand and be prepared for it. Consider discussing repair credit strategies, pre-listing inspections, or seller-funded warranties with your agent to help ease buyer concerns, because the more you repair upfront, the more confident your buyer and the more money stays in your pocket.