Fix It or List It? The Truth About Pre-Sale Repairs in Dayton

By Adam Martin Team Lead, Loxley Martin | Top-Rated Dayton & Greene County Realtor

It happens every spring. A homeowner calls me and says, "Adam, we’re almost ready to list! We just need three months to renovate the kitchen, replace all the carpets, and remodel the master bath."

My answer is almost always the same: "Stop. Put the hammer down. Let me come over first."

There is a massive misconception that you need to make your home look like an HGTV "After" reveal to sell it in Dayton. The truth? Most sellers who do major renovations right before listing lose money. They spend $1 on upgrades and only get $0.80 back in the sale price.

But that doesn't mean you should sell it "as-is" either. There is a fine line between "wasting money" and "necessary prep."

Here is my guide on what you must fix, and what you should absolutely ignore, based on what Dayton buyers are actually asking for in 2025.

The "ROI Trap": Why Kitchens Are Dangerous

Let’s address the big one first. Should you renovate your kitchen or bathroom? Data shows that while kitchen remodels are popular, they often only recoup about 80% of the project cost in the Columbus/Dayton area.

• The Reality: If you spend $40,000 on a new white shaker kitchen, you might add $32,000 to your home's value. You just lost $8,000 and lived through two months of dust.
  
  
• The Buyer's Mindset: In a seller's market with low inventory, buyers are often willing to overlook an outdated kitchen because they want to choose their own finishes later. They don't want to pay for your taste.
  
  

My Advice: Unless the cabinets are literally falling off the wall, leave them. A deep clean and maybe new hardware (handles/knobs) is usually enough.

The "Must-Fix" List: Dayton’s Red Flags

While you shouldn't renovate for vanity, you must repair for structural integrity. Dayton buyers (and their inspectors) are hyper-focused on specific regional issues. If you ignore these, the deal will fall apart during the inspection period.

1. The Basement (Moisture & Cracks)

This is the #1 deal killer in the Miami Valley. We have heavy clay soil and freeze-thaw cycles that wreak havoc on foundations.

• What to check: Is there white powdery residue (efflorescence) on the walls? Do the corners feel damp after a rain?
  
  
• The Fix: You don't need to finish the basement, but you must ensure it is dry. A working sump pump and sometimes a dehumidifier can save a sale.
  
  

2. The Roof

Dayton weather is rough on roofs. If your roof is nearing the 20-year mark or has missing shingles from the last windstorm, an inspector will flag it.

• The Strategy: You don't always have to replace it. Sometimes we can offer a "roof credit" at closing so the buyer can pick their own contractor. But we have to address it upfront.
  
  

3. The "Invisible" Safety Hazards

• Radon: Ohio has high radon levels. If you haven't tested in years, buy a cheap test kit now. Buyers will almost always ask for mitigation if levels are high.
  
  
• Electrical: If you live in a historic home in Oakwood or Xenia, do you still have knob-and-tube wiring? Many insurance companies won't cover it, which means buyers can't get a mortgage. This often has to be updated.
  
  

The "Cosmetic" Wins: High Return, Low Cost

If you have a $1,000 budget, don't buy a new vanity. Spend it here:

1. Paint: It is the highest ROI project period. Painting dark red dining rooms a neutral "Greige" or White makes the house feel 20% bigger.
   
   
2. Curb Appeal: First impressions happen in 7 seconds. Fresh mulch, trimmed bushes, and a painted front door cost pennies but add thousands in perceived value.
   
   
3. The "Honey-Do" List: Fix the leaky faucet. Tighten the loose handrail. Replace the burnt-out bulbs. These tiny flaws make buyers think, "If they didn't fix the lightbulb, what else did they ignore?"
   
   

Don't Spend a Dime Until We Talk.

I have saved my clients tens of thousands of dollars by telling them what NOT to fix. Before you go to Home Depot, let me walk through your home. I will put "Post-It" notes on the things that matter and tell you exactly where to save your money.

👉 Schedule your "Pre-List Walkthrough." Send me a message or DM "FIX" and let’s protect your equity.

Adam Martin Team Lead, Loxley MartinYour Dayton & Greene County Real Estate Expert