Trying to sell-should we update the kitchen?

[mcsangel2]

My siblings and I are trying to sell my mom's house. It's been on the market since July 31, but since it's in Sun City (55+ only city in Arizona, the original American retirement community), viewings didn't really pick up until the end of September/beginning Oct when the snowbirds came back.

At that time (beg Oct), I harangued my sister to drop the price $10k because the price was the same on other houses that had completely updated kitchens. My mom's kitchen is original from 1974. In very good shape, but old. It worked, 2 days later we were under contract.

10 days later the buyer backed out due to other reasons.

Since then, lots of traffic, showings. My sister called me this morning to tell me feedback on the kitchen is terrible, and we are dropping the price another $5k.

But I'm starting to think that price alone is not going to sell this house by the end of the year. Since it's a 'unique' market (retirees only), and we are in the snowbird season, when most people buy/sell, buyers can just pass over and find or wait for another house with an updated kitchen.

The house has new flooring and otherwise looks fantastic. It's in a really really nice neighborhood. Please take a look at this listing and tell me what you think.


www.realtor.com/realestateandhomes-detail/10405-W-Loma-Blanca-Dr_Sun-City_AZ_85351_M11893-15366

[Deleted]

Since that kitchen isn't huge, and it won't be insanely expensive, I would definitely update it. The cabinets are pretty rough looking and I'm sure for people that are retired, the last thing they want to do is live through a renovation, even if it's just a small kitchen. I'd bet that you make back whatever you put into when you finally sell.

ETA: I might honestly consider updating the bathrooms as well, they are pretty dated looking. Also, if I'm being honest, I don't love the listing photos. After looking through them, I don't really get a good feel for the house at all, and what is with the up close photos of decor? You should definitely get rid of those photos, they do nothing to show off of the house.

[snowflurry]

I'd try to update the kitchen and bathroom if possible. I would also have new photos taken. Why are there so many photos of the decor and not the living spaces? I would also omit the photos of the dog door which could deter someone who doesn't like/have pets.

[litskispeciality]

Given the specific market I'd have to say do a decent, but not outrageous reno. As sameoldstory said retirees don't want to pay for and live through a reno, they want ready to go. The only thing I could say is that renos take a while so you'll have the house a lot longer, but maybe someone will purchase by the end of snowbird season with the hopes of moving in by the next fall? Good luck!

[dexteroni]

Well, it's not as bad as I was expecting from your description. I was expecting, like, 70s burnt orange with gold appliances or something, lol. But is outdated and showing wear, and I doubt most retirees want to undertake the cost and hassle of a big renovation even if the selling price is low. So yeah, I would look into it if you're trying to sell asap.

What would need to be done - cabinets, counters, and appliances? You might as well get some estimates and then decide. It doesn't look like a huge kitchen so maybe the price won't be that bad. The bathroom vanities and sinks look kind of dated too, so I would get a price on those as well while you're at it. Those shouldn't be too expensive to remove and install, and I think they'll make a big impact in the photos. 

Are you local to the house? If you aren't, do you have someone who can handle all of this for you?

[Aloe Vera]

I would redo the kitchen and possibly bathroom cabinet. it is going to add a lot of value to the house.

And I agree. The pics are not good at all. They make the house appear smaller. They are at a weird angle. And that pic with the closed curtains and the couch alone in this room? Get rid of that. It looks creepy.

[dexteroni]

Oct 31, 2018 10:53:20 GMT -5 @sameoldstory said:

Also, if I'm being honest, I don't love the listing photos. After looking through them, I don't really get a good feel for the house at all, and what is with the up close photos of decor? You should definitely get rid of those photos, they do nothing to show off of the house.

I agree, the photos don't give a good idea of the layout of the house, and the decor photos were weird. And the one sad little couch and chair in the corner of some rooms are making it worse. I would either have at least a minimal amount of staging, or photograph it completely empty.

[mcmel]

I would update the kitchen and possibly bathroom, but the first thing that stuck out to me was the photos. I get no sense of the space. Whoever is taking the pics needs to take one (or ten) steps back and let me see the space. I’m not buying the decor.

[mcsangel2]

Oct 31, 2018 10:53:20 GMT -5 @sameoldstory said:

Since that kitchen isn't huge, and it won't be insanely expensive, I would definitely update it. The cabinets are pretty rough looking and I'm sure for people that are retired, the last thing they want to do is live through a renovation, even if it's just a small kitchen. I'd bet that you make back whatever you put into when you finally sell.

ETA: I might honestly consider updating the bathrooms as well, they are pretty dated looking. Also, if I'm being honest, I don't love the listing photos. After looking through them, I don't really get a good feel for the house at all, and what is with the up close photos of decor? You should definitely get rid of those photos, they do nothing to show off of the house.

Dude, I so know what you mean about the photos. My realtor friend had the same comments which I totally agree with. My sister took them and she is REALLY touchy about it (per my friends' advice I told her we should have profession pics taken, but then we went under contract and it was moot).  Weirdly enough, I don't think the pics are that big of a deal here considering how much traffic the house is getting. But if we decide to remodel we'd have to get new ones anyway.

[redheadk]

Oct 31, 2018 11:00:38 GMT -5 mcmel said:

I would update the kitchen and possibly bathroom, but the first thing that stuck out to me was the photos. I get no sense of the space. Whoever is taking the pics needs to take one (or ten) steps back and let me see the space. I’m not buying the decor.

Yes, and take the pictures in landscape mode, not portrait. And turn on all the lights and open any window coverings. It looks dark and dreary, even the outside. 

[Aloe Vera]

This house is $20K more than the original price and has updated bathrooms and kitchen
www.realtor.com/realestateandhomes-detail/18440-N-101st-Dr_Sun-City_AZ_85373_M13870-48457?view=qv

[mcsangel2]

Oct 31, 2018 10:58:05 GMT -5 dexteroni said:

Well, it's not as bad as I was expecting from your description. I was expecting, like, 70s burnt orange with gold appliances or something, lol. But is outdated and showing wear, and I doubt most retirees want to undertake the cost and hassle of a big renovation even if the selling price is low. So yeah, I would look into it if you're trying to sell asap.

What would need to be done - cabinets, counters, and appliances? You might as well get some estimates and then decide. It doesn't look like a huge kitchen so maybe the price won't be that bad. The bathroom vanities and sinks look kind of dated too, so I would get a price on those as well while you're at it. Those shouldn't be to expensive to remove and install, and I think they'll make a big impact in the photos. 

Are you local to the house? If you aren't, do you have someone who can handle all of this for you?

The appliances are newish. No fridge. I think it would be all cabinets, countertops and backsplash. The bathroom cabinets and mirrors are also original from 1974 (but also in good condition), but yes.

I'm in the same metro area but on the other end. It takes me an hour to get there. My sister has been handling the lion's share since she's 15 minutes away.

[dexteroni]

And now that I'm going back through the photos, three photos of the pet door are unnecessary. One or zero photos will be plenty if it's mentioned in the listing. And photo 27 of the landscaping bed shot from the side is weird. I would eliminate that, since the landscaping is shown in other photos, or have them reshoot it from a head on view.

Can you get someone to power wash the floor in whatever space that is in photo 28? It looks like a spacious basement or garage or whatever, but all I see is the floor. Or have them move in closer to show the functional portions so the floor isn't dominating the photo. And maybe have a handyman sweep up the debris on the turf, and give the poles and landscaping trim a fresh coat of white paint. Those are tweaks that won't cost much, but will make a real difference in the photos.

[redheadk]

That said, can you drop the price on it by 5k while you get quotes for redoing the kitchen and bathrooms? If/when you move forward, you can take it off the market then relist at a higher price. I'm not sure how long it has to be off to reset on the online listing site, though. If you choose the same materials for the kitchens and baths, it will be simpler.

[bex]

I would update the kitchen and bathroom, but basically for as cheap as possible. I think even adding granite counters to the kitchen would make a big difference (since people buying houses looove granite.) If this is a retirement community, my guess is that no one is buying looking to renovate or put sweat equity into it. I think if you want it to move, you are going to have to make some updates.

[mcsangel2]

Oct 31, 2018 11:08:11 GMT -5 redheadk said:

That said, can you drop the price on it by 5k while you get quotes for redoing the kitchen and bathrooms? If/when you move forward, you can take it off the market then relist at a higher price. I'm not sure how long it has to be off to reset on the online listing site, though. If you choose the same materials for the kitchens and baths, it will be simpler.

We dropped the price $5k this morning but I have to talk to my sis about looking into renovating which she will not be happy about.

[dexteroni]

Oct 31, 2018 11:06:47 GMT -5 mcsangel2 said:

The appliances are newish. No fridge. I think it would be all cabinets, countertops and backsplash. The bathroom cabinets and mirrors are also original from 1974 (but also in good condition), but yes.

I'm in the same metro area but on the other end. It takes me an hour to get there. My sister has been handling the lion's share since she's 15 minutes away.

Just countertops and cabinets is even better. They don't have to be top of the line, and labor-wise you just need someone to remove the old ones, install the new ones, reattach the sink plumbing, etc. That seems like a not huge job. And remodeling is a good excuse to take all new professional photos, lol.

Since you live somewhat nearby, I would try to go there for a weekend or even one long day and make those minor improvements I mentioned in my other comment. You can rent a power washer and buy a gallon of white exterior paint pretty inexpensively.

ETA: There's no fridge in the house at all? That's weird. Is that the norm? If not, that might be another drawback and I would try to add one even if it's a mini fridge.

[dexteroni]

Oct 31, 2018 11:10:45 GMT -5 mcsangel2 said:

which she will not be happy about.

She sounds really invested in doing this her way. Do you know why that is? 

[mcsangel2]

Oct 31, 2018 11:15:36 GMT -5 dexteroni said:

Oct 31, 2018 11:10:45 GMT -5 mcsangel2 said:

which she will not be happy about.

She sounds really invested in doing this her way. Do you know why that is? 

Because she's running the show because she's the one that's closest, and she works with the realtor. My brother lives even farther away than me. My sister also has a 60 hour a week job, and four kids including one that's going through chemo for cancer. She's desperate to sell now because she has medical bills to pay.

[mcsangel2]

Does anyone want to make a guess as to how much it might cost to replace the cabinets/counters/bathroom vanities?

[orval]

Oct 31, 2018 11:06:11 GMT -5 Aloe Vera said:

This house is $20K more than the original price and has updated bathrooms and kitchen
www.realtor.com/realestateandhomes-detail/18440-N-101st-Dr_Sun-City_AZ_85373_M13870-48457?view=qv

This house the kitchen is a lot larger and different shape-- not a galley kitchen.  It also has an enclosed sunroom.  

I think OP mom's house could use new counters and knobs on the cabinets if you don't want to do full reno.  I think the patio area is awful.  That green fake grass carpet and just general old, tired look out there -- looks like it would require a ton of work to make it nice.  Much more than the kitchen imo. 

[dexteroni]

Oct 31, 2018 11:19:02 GMT -5 mcsangel2 said:

Oct 31, 2018 11:15:36 GMT -5 dexteroni said:

She sounds really invested in doing this her way. Do you know why that is? 

Because she's running the show because she's the one that's closest, and she works with the realtor. My brother lives even farther away than me. My sister also has a 60 hour a week job, and four kids including one that's going through chemo for cancer. She's desperate to sell now because she has medical bills to pay.

Oh gosh. Well I do feel for her. I would try to take some of the workload off her plate if you can. Go make those little improvements and any others you notice, arrange for the kitchen contractor, then arrange for the next set of photos. An hour isn't really that long of a drive. If she objects, explain that it will sell faster this way than if it sits on the market untouched.

[followyourarrow]

I'd definitely do some updates. The kitchen cabinets and counter. The bathroom counter and sink. I'd frame in the bathroom mirror.

The pics aren't good and really need to be redone. So many just show decor, which isn't helpful. The sad couch is terrible in the one photo. Why is there a random rug in the walk in closet?

[namasteak]

Can you coordinate getting new pictures done?

Maybe offer a $5k update credit so they can use that for updates they want to do ?

Honestly; I think a fresh coat of paint would help a lot too.

[mcsangel2]

Oct 31, 2018 11:26:34 GMT -5 namasteak said:

Can you coordinate getting new pictures done?

Maybe offer a $5k update credit so they can use that for updates they want to do ?

Honestly; I think a fresh coat of paint would help a lot too.

Paint - where?? We removed all the wallpaper and painted the entire interior before putting on the market.

[mcsangel2]

Also, the reason there's a sad couch and chair in the one room, and dining set in the other, is because that's the furniture that's left that we haven't been able to sell yet.

[namasteak]

Oct 31, 2018 11:28:42 GMT -5 mcsangel2 said:

Oct 31, 2018 11:26:34 GMT -5 namasteak said:

Can you coordinate getting new pictures done?

Maybe offer a $5k update credit so they can use that for updates they want to do ?

Honestly; I think a fresh coat of paint would help a lot too.

Paint - where?? We removed all the wallpaper and painted the entire interior before putting on the market.

Oh - then I think it’s just that it’s dark in there and maybe better lighting would help. It’s also hard to tell from the pictures.

[mcsangel2]

I know I asked, but God, this thread is making me depressed. lol

[boxertdog]

For a different perspective, my husband and I ruled out houses with cheaply done remodels. We figured the seller would want to recoup what they put in and we were going to rip it out and do it our way anyway. We bought an untouched 60’s rambler.

[mich1]

I so agree on the pics. I do t need to see decor, but need to see room size and with these pics it is difficult. You might want to put beds in bedrooms, because with a bed in the room, it gives you a better idea as to size. If a king isn’t going to fit, better to know it up front.

The pics also seem dark because most of the coverings are downing the windows. I’d open them, and also get rid of the floral drapes.