Thinking about listing your house but unsure how much work you really need to put in?
As a local real estate investor and licensed agent, I’ve helped hundreds of homeowners sell properties across Orlando and surrounding areas — fast, fair, and often without making expensive repairs. Not every issue needs fixing before a sale, and in many cases, doing less actually helps you net more.
If you’re planning to sell, here are the 10 things not to fix when selling your home in Orlando — especially if you want to save money, close quickly, or sell as-is.
10 Things Not to Fix When Selling Your Home in Orlando
1. Minor Cosmetic Flaws
Scuffed baseboards, small nail holes, or slightly uneven paint rarely make or break a deal. Most buyers can overlook these small details — and many prefer to customize anyway.
Skip it if:
The flaw is surface-level and not structurally related.
Why:
Buyers expect lived-in homes to have wear and tear. Over-fixing can feel forced and unnecessary.
2. Outdated Kitchen Cabinets
Don’t gut your kitchen just because it looks a little dated. Full kitchen remodels often return only 60-70% ROI in Florida markets. Focus on cleaning and decluttering instead.
Skip it if:
The cabinets are functional and clean, even if they’re not modern.
Optional:
A fresh coat of neutral paint or updated handles can be a low-cost improvement if you want to do something.
3. Flooring in “Used but Clean” Condition
Replacing floors can be expensive — and unnecessary if they’re intact and clean. Most buyers will bring their own preferences for carpet vs. tile vs. vinyl anyway.
Skip it if:
The floor is structurally sound and professionally cleaned.
Tip:
Offer a flooring credit instead of replacing. It feels like a win-win for the buyer.
4. Cracked Driveways or Walkways
Minor cracking in concrete is common in Florida due to heat and soil shifts. Most buyers won’t expect perfection here.
Skip it if:
Cracks are cosmetic, not dangerous.
Fix it if:
They’re tripping hazards or show signs of foundation issues.
5. Light Fixtures That Work (But Aren’t Trendy)
Don’t replace every light fixture because it’s not “modern farmhouse chic.” Function trumps fashion when it comes to pre-sale updates.
Skip it if:
The fixtures are working and neutral.
Alternative:
Replace one or two focal-point lights if budget allows — like entryway or kitchen.
6. Window Treatments
Buyers rarely get excited about curtains or blinds — and they’re often replaced right away. Unless they’re broken or filthy, leave them as-is.
Skip it if:
They’re clean, intact, and functional.
Don’t splurge on:
Custom drapery or plantation shutters unless you’re staying.
7. Small Cracks in Walls or Ceilings
Hairline cracks due to settling are common in Orlando homes and usually not a concern. Over-patching or repainting can actually draw more attention.
Skip it if:
They’re less than 1/8 inch wide and not spreading.
Disclose it:
Include in your seller disclosure to protect against future issues.
8. Older (But Working) Appliances
Unless they’re broken or leaking, older appliances don’t need to be replaced to sell your home. Buyers often prefer to choose their own anyway — especially after closing.
Skip it if:
The appliances are clean and functioning properly.
Consider:
Offering a home warranty to ease buyer concerns.
9. Landscaping Upgrades
Don’t tear up your yard to impress buyers. Overdoing landscaping rarely brings a return on investment.
Skip it if:
Your yard is neat and presentable.
Do:
Mow, trim, mulch — but leave the koi pond or new sod off your to-do list.
10. Full Home Paint Job
Painting the entire home can cost thousands — and it’s often not necessary. Spot touch-ups or painting a single wall can be just as effective.
Skip it if:
The walls are neutral and in decent shape.
Optional:
Touch up corners, high-traffic areas, or dark accent walls with a fresh coat of light, neutral color.
Should You Fix Anything at All?
Great question. The answer depends on your goals, timeline, and buyer type.
As a local agent/investor, I work with three types of sellers:
Option 1: Retail Sellers
Want top dollar and can wait for the right buyer. Some updates may make sense here.
Option 2: As-Is Sellers
Want a quick sale and less hassle. Skip the repairs, price accordingly, and let us handle the rest.
Option 3: Flexible Sellers
Open to either path — they just want the best solution for their timeline, home condition, and bottom line.
I help with all three. Whether you’re selling traditionally, as-is, or exploring a hybrid path, I’ll show you what makes the most sense — no pressure, no pushy sales.
Need a Fast, No-Repair Option?
At Frank Jr. Buys Houses, we buy homes across Orlando in any condition:
- Ugly, outdated, inherited, or hoarder homes
- Behind on payments or facing foreclosure
- Probate, divorce, or relocating
- Houses with liens or tenant problems
Cash offers
Flexible close dates
No repairs or inspections
Request Your Cash Offer Now or call (305) 775-8750
Final Thoughts: Focus on What Matters
When selling your home in Orlando, not everything needs fixing. Many homeowners waste time and money trying to perfect a property when buyers just want a clean, functional space.
Use this list of things not to fix when selling your home in Orlando as your guide to smart, strategic prep — and if you’re unsure what to do, just reach out.
Frequently Asked Questions
Should I fix everything before listing my house in Orlando?
No. Focus on key repairs that affect safety, financing, or functionality. Cosmetic fixes can often be skipped.
Can I sell my home as-is in Florida?
Yes. Many buyers — especially investors — will buy homes in as-is condition without requiring repairs.
Will I get less if I don’t fix things?
Not necessarily. With the right buyer and pricing strategy, you can sell quickly and fairly — even without updates.