17 Things to Never, Ever, EVER Do to Your House
Andi • July 28, 2020
Keep the vintage wallpaper, but upgrade that time- and money-draining retro thermostat to programmable.
What may seem like a good idea, often isn’t.
Here are 17 common mistakes new homeowners often make.
#1 Get Rid of Your Only Tub
If resale value is important to you, don’t get rid of your only bathtub no matter how dreamy that walk-in shower looks.
It will make it harder to sell when the time comes. You’ll flat-out lose buyers who love a good soak or need a tub to bathe little ones (both human and four-legged).
#2 Leave Cabinet Doors on While Painting
Painting your kitchen cabinets pays off big at resale — it’s a small investment for a big “wow.” But the job’s time-consuming, so it’s tempting leave the doors on.
RESIST. At all costs.
Because no matter how hard you try, it’s not going to look good. Even the pros don’t do it. That should tell you something.
#3 Put Starchy Food Down the Disposal
Today’s garbage disposals can handle more challenging foods than earlier models, but starchy comestibles like potatoes, rice, and oatmeal still stump them.
Fun fact: Every Halloween, plumbers see an increase in calls because people are dumping pumpkin guts into the disposal.
Starchy foods clump when they hit water, clogging disposals and pipes. Instead, put them in the garbage can or, even better, your compost pile.
#4 Plant a Tree Close to Your House
That young sapling just a few feet from your door seems so harmless. Until it grows up.
In addition to the risk of falling limbs, tree roots from mature trees can weaken your home’s foundation and clog plumbing and sewer pipes.
Plant medium and large trees at least 30 to 50 feet from the house. Put small trees (30 feet tall or less) at least eight, preferably 10, feet away.
#5 Flush “Flushable” Wipes
Sewer systems are facing a growing menace: flushable wipes. Despite the name, most don’t disintegrate, even after 10 minutes (compared to a few seconds for toilet paper).
Until a truly flushable wipe exists, don’t flush them — or anything non-organic, for that matter. Stick with good ol’ TP instead.
#6 Cover Wallpaper with Water-based Paint
You don’t have to remove that dated wallpaper – simply paint over it. Just don’t do it with water-based paint. It can reactivate wallpaper glue and cause the paper to peel. Instead, use oil-based primer, let it dry completely, and then apply latex paint over it. Oil-based primer has long been the industry standard and works well with oil and latex paints.
#7 Paint Exterior Brick
Brick needs to breathe. Paint chokes it.
Paint can destroy the brick and mortar and even cause the foundation to crumble. Talk about a hidden cost!
If you’re itching for a new exterior look, try new shutters, paint the front door, or update your landscaping. Those moves can scratch your itch and boost your curb appeal. If you just can’t live with your brick color, try brick stain, which bonds with the brick, allowing it to breathe.
#8 Skip the Last Mow Before Winter
Tempting as it is to skip that last mow before winter, leaving the lawn too tall in cold months gives mice and other rodents good cover from predators, like hawks. Which means they’ve got safe passage to work their way into your warm and cozy home for the winter. Plus, keeping grass short keeps it healthier.
#9 Let Ceiling Fans Run Forever
Ceiling fans don’t decrease the temperature in a room; they increase how quickly your sweat evaporates, making you feel cooler.
Since it’s only beneficial to run ceiling fans when people are in the rooms to enjoy their breeze, save money by turning them off when you’re out.
#10 Tear Out Original Architectural Features
Custom millwork, tin ceiling tiles, and mid-century modern brick give your home its character, so keep them if you’re remodeling (assuming they’re not in awful condition). Buyers appreciate these one-of-a-kind details, and preserving them sets your home apart. They can put your house at the top of house-hunters’ lists when it comes time to sell.
#11 Change Your Mailbox Without Checking with Your HOA
Or make any other change to your home’s exterior, such as replace your front steps, add shutters, etc. Homeowners associations work to keep neighborhood elements maintained and consistent in an effort to protect everyone’s home value.
That often includes seemingly small details, so let your HOA know of your upgrade plans. Otherwise, you could risk a citation or fine. Or worse, be told to undo it.
#12 Leave Hoses Connected in Winter
When you retire your lawnmower each fall, disconnect and store hoses, too. Leaving them attached during cold weather can trap water in the pipes, causing them (and possibly the faucets) to freeze. BTW, it also ruins the hose.
#13 Keep an Old-Fashioned Thermostat
Maintaining a cozy home temp while you’re at work or sleeping wastes money and energy. If your house came with a non-programmable thermostat, you’ll have to manually change it multiple times a day to avoid all that waste. (Like you need another task on the way out the door.)
Install a programmable thermostat , stat. One in the $150 range saves a typical household $131-$145 annually, so it’s practically free.
#14 Put a Brick in Your Toilet
To decrease water use and save money, many people put bricks in their older, high-water-use toilets. But bricks crumble in water and can damage or clog pipes.
Replace the toilet ($350 or less) or fill a half-gallon milk jug with sand and drop it in the tank instead (saving about half a gallon per flush).
#15 Water Grass at Night
It may seem smart to water in the evening – especially if you have a sprinkler system, because electrical rates are lower. But without sun to evaporate it, water is more likely to cling to grass at night, promoting fungus. Instead, water in the morning when the air is cool, the sun is arriving, and there’s less wind than midday.
#16 Clean Windows on a Sunny Day
Doesn’t a warm, sunny day seem like the perfect time to wash windows? Counter-intuitively, it’s the worst because the sun dries windows too quickly and causes smears. Instead, save this chore for a cloudy day.
#17 Pour Bleach or Drain Cleaner Down Pipes
Bleach seems like a great agent for keeping pipes unclogged and smelling fresh — and drain cleaner is literally for pipes, right?
Unfortunately, bleach can react with substances in your pipes and cause more clogs than it prevents. Even drain cleaner is rough on pipes — and both are environmentally awful. (Plus, as little as a teaspoon of drain cleaner can destroy a septic field.)
Instead, use a pipe snake (also known as an auger) to keep pipes running smoothly.
HOUSELOGIC
HouseLogic helps consumers make smart, confident decisions about all aspects of home ownership. Made possible by REALTORS®, the site helps owners get the most value and enjoyment from their existing home and helps buyers and sellers make the best deal possible.
KELLEY WALTERS
Kelley Waltersis a Southern writer and editor. She focuses on interior design and home improvement at outlets from HGTV to Paintzen. She lives in Italy a month every year, drinking Negronis and writing in internet cafes.
When sellers think about offers, it’s easy to focus on the sale price and overlook how the buyer is paying. Financing, however, plays a significant role in how smooth a transaction feels and how likely it is to close on time. The key point is this: not all offers carry the same level of certainty, even when the price is similar. Understanding how buyer financing affects timelines, negotiations, and risk can help sellers make calmer, more confident decisions. Why financing matters more in a balanced market In very competitive markets, sellers often have multiple offers and can lean heavily on price alone. In a more balanced market, buyers are more deliberate, and the structure of an offer becomes just as important as the number at the top. Financing influences how quickly a deal moves, how inspections and appraisals are handled, and how much flexibility a buyer may have if challenges arise. Common financing types and how they affect sellers Conventional financing is generally familiar to most sellers and tends to move predictably. Government-backed loans, such as FHA or VA, can be excellent programs for buyers but may include additional appraisal or condition requirements that sellers should be aware of. Cash offers often feel appealing because they can reduce financing-related uncertainty, but even cash deals still involve inspections, title work, and timelines. No offer is completely risk-free. The important thing is not to rank financing types as “good” or “bad,” but to understand how each one affects certainty and timing. Why the pre-approval matters A strong pre-approval shows that a buyer has already worked with a lender and that their financial picture has been reviewed. This can reduce surprises later. From a seller’s perspective, a well-documented pre-approval often signals seriousness and preparation, which can be just as valuable as a slightly higher price. How financing interacts with appraisal and negotiation Appraisal risk is often tied to financing. If an appraisal comes in lower than the purchase price, the buyer’s ability to proceed depends on their loan type, down payment, and cash reserves. Understanding this ahead of time helps sellers evaluate how resilient an offer is if conditions change. A planning-forward way to evaluate offers Instead of asking, “Which offer is highest?” a more useful question is: “Which offer gives me the best balance of price and certainty?” When financing is understood, decisions feel less stressful and more controlled. ABOUT THE AUTHOR Andi Dyer is a Bellingham-based real estate broker with RE/MAX Whatcom County, specializing in helping longtime homeowners and sellers make confident, well-informed decisions. With a calm, data-driven approach and strong negotiation expertise, Andi focuses on protecting equity, reducing stress, and guiding sellers through the process with clarity and care. 📍 Serving Bellingham and all of Whatcom County 📞 Call or text: 360 • 734 • 6479 📧 Email: andi [at] andidyer [dot] com If you want help understanding how different offer structures affect your outcome, start here: 👉 Start with a low-pressure home value and seller planning tool here: https://www.andidyerrealestate.com/seller/valuation/ Zillow: https://www.zillow.com/profile/AndiDyer Realtor.com: https://www.realtor.com/realestateagents/andi-dyer Homes.com: https://www.homes.com/real-estate-agents/andi-dyer Google Business Profile: https://g.page/andi-dyer-real-estate Facebook: https://www.facebook.com/AndiDyerRealEstate Instagram: https://www.instagram.com/andi.dyer
This question comes up often for longtime homeowners, and it’s an important one. The concern usually isn’t about the sale itself, but about unintended consequences. People worry that a large one-time gain could push them into higher costs or disrupt benefits they rely on. The good news is that selling a primary residence usually does not affect Social Security benefits , but Medicare costs can be influenced by income timing. Understanding the difference can relieve a lot of anxiety. Social Security and home sales Social Security benefits are not means-tested. Selling your home does not reduce or eliminate Social Security payments. The sale proceeds themselves do not count as earned income. For most sellers, this part is straightforward and not a concern. Medicare and income considerations Medicare premiums can be affected by income through something called income-related monthly adjustment amounts. A large one-time gain from a home sale could temporarily increase premiums if it raises reported income for that year. This does not mean selling is a mistake. It simply means timing and planning matter. Why advance planning helps If Medicare costs are a concern, understanding how timing affects reported income allows for better planning. In some cases, coordinating the sale year or understanding exclusions can reduce impact. Even when premiums increase temporarily, they often adjust back down in later years. The planning-forward reframe Instead of fearing unintended consequences, approach the sale as part of a larger financial picture. When questions are answered early, decisions feel far less risky. Selling a home is a major event, but it doesn’t have to disrupt your stability when it’s planned thoughtfully. ABOUT THE AUTHOR Andi Dyer is a Bellingham-based real estate broker with RE/MAX Whatcom County, specializing in helping longtime homeowners and sellers make confident, well-informed decisions. With a calm, data-driven approach and strong negotiation expertise, Andi focuses on protecting equity, reducing stress, and guiding sellers through the process with clarity and care. 📍 Serving Bellingham and all of Whatcom County 📞 Call or text: 360 • 734 • 6479 📧 Email: andi [at] andidyer [dot] com If you’re concerned about how selling may affect your broader financial picture, start here: 👉 Start with a low-pressure home value and seller planning tool here: https://www.andidyerrealestate.com/seller/valuation/ Zillow: https://www.zillow.com/profile/AndiDyer Realtor.com: https://www.realtor.com/realestateagents/andi-dyer Homes.com: https://www.homes.com/real-estate-agents/andi-dyer Google Business Profile: https://g.page/andi-dyer-real-estate Facebook: https://www.facebook.com/AndiDyerRealEstate Instagram: https://www.instagram.com/andi,dyer
Many sellers consider selling “as is” because they want simplicity. They may be tired of maintaining the home, unsure which repairs matter, or simply ready to move on. The concern is whether selling as is means automatically accepting a lower outcome. The answer is nuanced. Yes, you can sell as is and still do well, but only when expectations, pricing, and presentation are aligned. What “as is” actually means in practice Selling as is means you are not agreeing in advance to make repairs. It does not mean you hide issues or refuse transparency. Buyers will still inspect. They will still evaluate condition. The difference is how repair discussions are framed. In many cases, as-is sales still involve negotiation. The key distinction is that repairs are not assumed. Why condition still matters even in as-is sales Buyers don’t stop caring about condition just because a home is labeled as is. Visible issues still influence how buyers value the home and how defensive they feel when making an offer. Homes that are clean, organized, and honestly presented often perform better than homes that feel neglected, even if both are technically sold as is. When selling as is works best Selling as is tends to work well when the home is priced appropriately for its condition, when the seller is transparent, and when buyers understand what they’re walking into. It can also work well in situations where the home’s value is driven by location, lot, or long-term potential rather than finishes. When as is can backfire Problems arise when sellers want top-of-market pricing while also signaling they won’t address condition concerns. That mismatch often leads to fewer offers and tougher negotiations. The strategy matters more than the label. A planning-forward way to decide Instead of asking, “Can I sell as is?” ask: “What level of effort gives me the best balance of ease and outcome?” Sometimes that’s truly as is. Other times, a small amount of targeted prep makes a meaningful difference. ABOUT THE AUTHOR Andi Dyer is a Bellingham-based real estate broker with RE/MAX Whatcom County, specializing in helping longtime homeowners and sellers make confident, well-informed decisions. With a calm, data-driven approach and strong negotiation expertise, Andi focuses on protecting equity, reducing stress, and guiding sellers through the process with clarity and care. 📍 Serving Bellingham and all of Whatcom County 📞 Call or text: 360 • 734 • 6479 📧 Email: andi [at] andidyer [dot] com If you’re weighing whether to sell as is or prepare strategically, start here: 👉 Start with a low-pressure home value and seller planning tool here: https://www.andidyerrealestate.com/seller/valuation/ Zillow: https://www.zillow.com/profile/AndiDyer Realtor.com: https://www.realtor.com/realestateagents/andi-dyer Homes.com: https://www.homes.com/real-estate-agents/andi-dyer Google Business Profile: https://g.page/andi-dyer-real-estate Facebook: https://www.facebook.com/AndiDyerRealEstate Instagram: https://www.instagram.com/andi.dyer
This is one of the most practical questions sellers ask, and also one of the most misunderstood. Online averages can give a rough sense of timing, but they rarely reflect what an individual seller actually experiences. The truth is that selling a home involves several phases, and most of the timeline happens before the sign ever goes up. Understanding what really controls timing can help you plan with far less stress and far fewer surprises. Why “days on market” doesn’t tell the full story When people talk about how long it takes to sell, they’re usually referring to days on market. That number measures the time between when a home is listed and when it goes under contract. What it doesn’t capture is the preparation period beforehand or the closing period afterward. For many sellers, preparation alone can take weeks or months. Decluttering, deciding what to repair, gathering information, and coordinating next steps all take time. After a contract is accepted, closing typically adds another month or more. This means the full selling process often spans several months, even when the listing itself moves quickly. What actually influences how fast a home sells Price, condition, and presentation matter far more than the calendar. Homes that are priced in line with buyer expectations and show cleanly tend to attract early interest. Homes that feel uncertain, overpriced, or hard to understand often take longer, regardless of market conditions. Buyer behavior also varies by price range and neighborhood. Some segments move quickly even in slower markets. Others require more patience. This is why local insight matters more than generalized statistics. The role of the first two weeks The first two weeks on the market are especially important. This is when a listing is new, visible, and actively compared to everything else buyers are seeing. Strong early response usually leads to smoother negotiations. Weak early response often signals a need to adjust strategy. Preparation directly affects this window. Sellers who enter the market confidently tend to see clearer feedback and more predictable outcomes. When a longer timeline isn’t a problem Not every seller needs speed. Some prioritize certainty, flexibility, or coordinating a move. In those cases, a slightly longer timeline may actually be preferable. The key is aligning expectations. A timeline feels stressful when it’s unclear or mismatched to your goals. It feels manageable when it’s planned. A clearer way to think about timing Instead of asking, “How fast will it sell?” ask: “How much time do I want to give myself to prepare and transition comfortably?” That question leads to better decisions and a more controlled process. ABOUT THE AUTHOR Andi Dyer is a Bellingham-based real estate broker with RE/MAX Whatcom County, specializing in helping longtime homeowners and sellers make confident, well-informed decisions. With a calm, data-driven approach and strong negotiation expertise, Andi focuses on protecting equity, reducing stress, and guiding sellers through the process with clarity and care. 📍 Serving Bellingham and all of Whatcom County 📞 Call or text: 360 • 734 • 6479 📧 Email: andi [at] andidyer [dot] com If you’re trying to plan a realistic timeline for your sale and next step, start here: 👉 Start with a low-pressure home value and seller planning tool here: https://www.andidyerrealestate.com/seller/valuation/ Zillow: https://www.zillow.com/profile/AndiDyer Realtor.com: https://www.realtor.com/realestateagents/andi-dyer Homes.com: https://www.homes.com/real-estate-agents/andi-dyer Google Business Profile: https://g.page/andi-dyer-real-estate Facebook: https://www.facebook.com/AndiDyerRealEstate Instagram: https://www.instagram.com/andi.dyer
After selling, many homeowners find themselves at a crossroads. Should you rent for a while to gain flexibility, or should you buy again right away? This question isn’t just about real estate. It’s about lifestyle, timing, and how much certainty you want during a transition. The short answer is that both renting and buying can be good choices after selling, depending on your goals, your financial comfort, and how settled you want to feel. There isn’t a universally correct option, but there is usually a clearer option once you understand the trade-offs. Why renting feels appealing after a sale Renting can provide breathing room. It allows you to sell without rushing into your next purchase and gives you time to explore neighborhoods, adjust to a new routine, or wait for the right opportunity. For some sellers, especially those downsizing or relocating, renting reduces pressure and keeps options open. It can also be helpful if you’re unsure how long you want to stay in one place or if you’re coordinating a larger life change. Why buying right away can make sense For others, buying immediately provides stability. Owning again can create predictable housing costs and eliminate the feeling of being “in between.” Some sellers also prefer to reinvest equity quickly rather than sitting on the sidelines. Buying right away can be especially appealing if you already know where you want to live and feel confident about your next step. The trade-offs that matter most Renting usually offers flexibility but less long-term control. Buying offers stability but requires commitment. The right choice depends on how much certainty you want versus how much optionality you value. It’s also important to think about timing, availability, and how competitive the market is when you’re making your next move. A planning-first way to decide Instead of asking, “Is renting or buying better?” ask: “What choice gives me the most confidence and least stress during this transition?” When that question is answered honestly, the decision often becomes clearer. ABOUT THE AUTHOR Andi Dyer is a Bellingham-based real estate broker with RE/MAX Whatcom County, specializing in helping longtime homeowners and sellers make confident, well-informed decisions. With a calm, data-driven approach and strong negotiation expertise, Andi focuses on protecting equity, reducing stress, and guiding sellers through the process with clarity and care. 📍 Serving Bellingham and all of Whatcom County 📞 Call or text: 360 • 734 • 6479 📧 Email: andi [at] andidyer [dot] com If you’re thinking about what comes next after selling and want help mapping out your options, start here: 👉 Start with a low-pressure home value and seller planning tool here: https://www.andidyerrealestate.com/seller/valuation/ Zillow: https://www.zillow.com/profile/AndiDyer Realtor.com: https://www.realtor.com/realestateagents/andi-dyer Homes.com: https://www.homes.com/real-estate-agents/andi-dyer Google Business Profile: https://g.page/andi-dyer-real-estate Facebook: https://www.facebook.com/AndiDyerRealEstate Instagram: https://www.instagram.com/andi.dyer
This is often the most emotionally challenging part of selling, and it’s the part many homeowners underestimate. Sorting through years or decades of belongings isn’t just a logistical task. It’s personal, time-consuming, and often emotionally charged. The good news is that you don’t have to become a minimalist to sell well , but you do need a plan that reduces overwhelm and helps the home feel open, navigable, and easy to understand for buyers. Why this matters more than people expect Buyers aren’t judging your life. They’re trying to understand the space. When rooms, closets, and storage areas are packed, buyers struggle to see how the home functions. That confusion can quietly affect offers, especially in a balanced market where buyers compare multiple homes. Decluttering isn’t about removing personality. It’s about removing barriers to imagination. The mistake that creates the most stress The most common mistake is waiting until the month you plan to list. That compresses decisions and creates urgency, which can turn an already emotional process into an exhausting one. A calmer approach is to start earlier than you think you need to. Even small, steady progress reduces pressure later. A practical way to approach the process Many sellers find it helpful to work in phases. Start with the easiest categories: duplicates, items you already know you won’t take, and obvious donations. Then move slowly into more meaningful items once you’ve built momentum. You don’t need to decide everything at once. The goal is progress, not perfection. When extra support is worth it For some sellers, bringing in help makes a significant difference. That might mean a trusted friend, a professional organizer, or simply a neutral third party who can keep the process moving without emotional weight. This is also where a clear seller plan helps. Knowing what matters most for the sale allows you to prioritize which areas deserve attention first. Reframing the task Instead of asking, “How do I get rid of everything?” a more helpful question is: “How do I make this home feel easy to walk through and easy to say yes to?” That mindset tends to lead to better decisions and a much calmer selling experience. ABOUT THE AUTHOR Andi Dyer is a Bellingham-based real estate broker with RE/MAX Whatcom County, specializing in helping longtime homeowners and sellers make confident, well-informed decisions. With a calm, data-driven approach and strong negotiation expertise, Andi focuses on protecting equity, reducing stress, and guiding sellers through the process with clarity and care. 📍 Serving Bellingham and all of Whatcom County 📞 Call or text: 360 • 734 • 6479 📧 Email: andi [at] andidyer [dot] com If you’re preparing to declutter and want a seller plan that keeps the process calm and doable, start here: 👉 Start with a low-pressure home value and seller planning tool here: https://www.andidyerrealestate.com/seller/valuation/ Zillow: https://www.zillow.com/profile/AndiDyer Realtor.com: https://www.realtor.com/realestateagents/andi-dyer Homes.com: https://www.homes.com/real-estate-agents/andi-dyer Google Business Profile: https://g.page/andi-dyer-real-estate Facebook: https://www.facebook.com/AndiDyerRealEstate Instagram: https://www.instagram.com/andi.dyer
For many longtime homeowners in Bellingham, their home represents their largest asset. They know there is equity there, but they’re often less certain about how to use that equity wisely as they think about retirement. The uncertainty usually isn’t about selling itself. It’s about what comes next. The most important thing to understand is this: selling your home can be a powerful part of a retirement plan, but only when the timing, taxes, housing options, and cash flow implications are understood before the sale happens. Most surprises come from treating the sale as the plan rather than as one piece of a larger picture. Why home equity feels simple but rarely is Home equity is real wealth, but it doesn’t behave like money in a checking account. It becomes usable only after a sale, and that sale introduces costs, timing considerations, and housing decisions that affect how much flexibility you truly have. Some sellers assume they’ll sell, downsize, and automatically feel financially comfortable. Others sell without fully thinking through where they’ll live next, what their monthly costs will be, or how much cash they actually need on hand. Both situations can create unnecessary stress. The questions worth answering before you list Before listing, it’s worth stepping back and asking a few planning-oriented questions. What kind of lifestyle do you want next? How much monthly housing expense feels comfortable? How much maintenance do you want to take on? Do you want to stay close to family, travel more, or simplify your day-to-day life? These answers shape whether downsizing, relocating, or staying local makes the most sense. They also influence how much equity you want to preserve versus how much you’re comfortable using. How timing and taxes can affect outcomes For many primary residence sellers, federal capital gains exclusions may apply, which can make selling far more efficient than people expect. For others, especially those with rental history or long ownership timelines, taxes may be part of the conversation. The key is that tax planning, if it matters, matters before you list. Once an offer is accepted, options narrow. Even when taxes are not a concern, confirming that early provides peace of mind and confidence. Housing decisions matter just as much as the sale A common mistake is focusing entirely on selling well and postponing decisions about what comes next. Housing choices after the sale often have the biggest impact on monthly cash flow and overall quality of life. Whether you plan to downsize, rent temporarily, or move to a lower-maintenance option, those decisions should inform how and when you sell. When the sale supports the retirement plan instead of driving it, the transition feels far more stable. A calmer way to think about it Instead of asking, “Should I sell for retirement?” a more useful question is: “How do I structure a move so my housing supports my financial plan, not the other way around?” When selling is approached as a planning decision rather than a reaction, the process tends to feel far less overwhelming and far more empowering. ABOUT THE AUTHOR Andi Dyer is a Bellingham-based real estate broker with RE/MAX Whatcom County, specializing in helping longtime homeowners and sellers make confident, well-informed decisions. With a calm, data-driven approach and strong negotiation expertise, Andi focuses on protecting equity, reducing stress, and guiding sellers through the process with clarity and care. 📍 Serving Bellingham and all of Whatcom County 📞 Call or text: 360 • 734 • 6479 📧 Email: andi [at] andidyer [dot] com If you’re mapping a next chapter and want to understand how your home equity fits into the plan, start here: 👉 Start with a low-pressure home value and seller planning tool here: https://www.andidyerrealestate.com/seller/valuation/ Zillow: https://www.zillow.com/profile/AndiDyer Realtor.com: https://www.realtor.com/realestateagents/andi-dyer Homes.com: https://www.homes.com/real-estate-agents/andi-dyer Google Business Profile: https://g.page/andi-dyer-real-estate Facebook: https://www.facebook.com/AndiDyerRealEstate Instagram: https://www.instagram.com/andi.dyer
This question often comes from a place of responsibility. Paying off debt feels like the “right” thing to do, and many homeowners assume that clearing the mortgage before selling will simplify the process or increase what they walk away with. The reality is a little less intuitive. In most cases, paying off your mortgage before selling does not change the financial outcome of the sale , because the mortgage is typically paid off automatically through the closing process. But there are situations where timing, cash flow, and peace of mind make this question worth examining more closely. Understanding how mortgage payoff actually works during a sale can help you avoid unnecessary stress and keep more options open. What usually happens to your mortgage when you sell When a home sells in Washington State, the mortgage payoff is handled through escrow. Your lender provides a payoff statement that includes the remaining balance, interest through the closing date, and any required fees. That amount is paid directly from the sale proceeds at closing. From a mechanical standpoint, this means you don’t need to take any extra steps to pay off the loan before selling. The transaction itself takes care of it. Because of this, paying off the mortgage early usually does not increase what you walk away with. It simply shifts the timing of the payoff. Why paying it off early rarely increases your proceeds Many sellers assume that eliminating the mortgage ahead of time will somehow boost their net proceeds. In practice, the numbers typically come out the same. Whether the loan is paid off a month before closing or at closing, the payoff amount is deducted from the sale proceeds either way. The difference is where the cash sits in the meantime. This is why the decision is less about math and more about how you want your finances to function during the selling process. When paying off early might make sense There are situations where paying off the mortgage early can be helpful, even if it doesn’t change the final proceeds. Some homeowners prefer to reduce monthly obligations while preparing to sell, especially if they are carrying two housing costs or trying to simplify finances during a transition. Others want the emotional relief of being debt-free before making their next move. In these cases, the benefit is psychological or cash-flow related, not transactional. The key question is whether paying off the loan helps you feel more stable without limiting your flexibility elsewhere. When paying it off early can create new challenges The most common downside of paying off a mortgage early is reduced liquidity. Once that money is tied up in the home, it’s not easily accessible without refinancing or selling. Liquidity matters if you plan to make improvements before listing, cover moving costs, bridge timing between homes, or respond to unexpected expenses. For some sellers, keeping cash available during the transition is more valuable than eliminating a monthly payment a few months early. There can also be tax and investment considerations, depending on your broader financial picture. These are not reasons to avoid paying off a mortgage, but they are reasons to think through the decision carefully rather than defaulting to what “sounds responsible.” How this decision fits into a bigger plan The most productive way to think about this question is not “Should I pay it off?” but “What do I want my cash flow and flexibility to look like while I’m selling?” If paying off the mortgage gives you peace of mind and doesn’t strain your reserves, it may be the right choice. If keeping cash on hand gives you more confidence and options, letting the payoff happen at closing may be the better move. Neither approach is inherently better. The right answer depends on your goals, your timeline, and how you want the process to feel. A planning-forward reframe Selling a home is rarely just a transaction. It’s usually part of a larger life decision. When you view mortgage payoff as one piece of that larger plan, the choice becomes clearer. Instead of focusing on eliminating a line item, focus on creating a selling experience that feels stable, flexible, and aligned with what comes next. ABOUT THE AUTHOR Andi Dyer is a Bellingham-based real estate broker with RE/MAX Whatcom County, specializing in helping longtime homeowners and sellers make confident, well-informed decisions. With a calm, data-driven approach and strong negotiation expertise, Andi focuses on protecting equity, reducing stress, and guiding sellers through the process with clarity and care. 📍 Serving Bellingham and all of Whatcom County 📞 Call or text: 360 • 734 • 6479 📧 Email: andi [at] andidyer [dot] com If you’re weighing how your mortgage fits into your selling timeline and want help thinking through the options, start here: 👉 Start with a low-pressure home value and seller planning tool here: https://www.andidyerrealestate.com/seller/valuation/ Zillow: https://www.zillow.com/profile/AndiDyer Realtor.com: https://www.realtor.com/realestateagents/andi-dyer Homes.com: https://www.homes.com/real-estate-agents/andi-dyer Google Business Profile: https://g.page/andi-dyer-real-estate Facebook: https://www.facebook.com/AndiDyerRealEstate Instagram: https://www.instagram.com/andi.dyer
A pre-listing inspection can feel like inviting someone to come find problems in your home right before you put it on the market. That hesitation is normal. But for many sellers, especially longtime homeowners, a pre-listing inspection is less about finding flaws and more about gaining control. The short answer is: a pre-listing inspection can be worth it when it helps you plan repairs on your terms, reduce surprises, and strengthen your negotiation position , but it is not necessary for every home. The real value is predictability. Why Inspections Create Stress When They Happen Late When the buyer does the inspection, the timing is tight. You are already emotionally invested in the offer, and you are on a contractual timeline. If a surprise shows up, it can feel urgent and high-stakes. That is when sellers make rushed decisions, sometimes agreeing to repairs they regret or offering credits without enough time to evaluate options. A pre-listing inspection shifts the timeline back in your favor. You can decide what matters, what doesn’t, and what you want to disclose or address before buyers ever step in. What a Pre-Listing Inspection Can Actually Do for You For some sellers, the biggest benefit is peace of mind. They want to avoid being blindsided. For others, it is a strategy tool. If you already know what will be discovered, you can: Repair items proactively, if it makes sense Price appropriately with clearer information Disclose accurately and confidently Reduce the chance of a deal falling apart over surprises It can also help you prioritize. Not every repair is worth doing. Knowing what is truly significant can prevent unnecessary spending. When a Pre-Listing Inspection Is Especially Helpful It tends to be most helpful when: The home is older The seller has owned it a long time There are known quirks or deferred maintenance concerns The seller wants a smoother negotiation process It can also help when the seller wants to list with strong confidence that the home’s condition story is clear. When It Might Not Be Necessary If the home is newer, has been well-maintained, and there is little reason to expect surprises, a pre-listing inspection may not add enough value to justify the cost. In those cases, sellers may prefer to invest that money in targeted prep or presentation. The key is not whether the inspection is “good” or “bad.” The key is whether it increases your control and reduces your stress. The Planning-Forward Reframe The question is not “Will an inspection find issues?” It probably will, because every home has a list. The better question is: Would you rather learn that list early, with time to plan, or late, under deadline? For many sellers, especially those who value calm and predictability, the early option is worth it. ABOUT THE AUTHOR Andi Dyer is a Bellingham-based real estate broker with RE/MAX Whatcom County, specializing in helping longtime homeowners and sellers make confident, well-informed decisions. With a calm, data-driven approach and strong negotiation expertise, Andi focuses on protecting equity, reducing stress, and guiding sellers through the process with clarity and care. 📍 Serving Bellingham and all of Whatcom County 📞 Call or text: 360 • 734 • 6479 📧 Email: andi [at] andidyer [dot] com If you want help estimating the real numbers, including likely selling costs and how they affect your next step, start here: 👉 Start with a low-pressure home value and seller planning tool here: https://www.andidyerrealestate.com/seller/valuation/ Zillow: https://www.zillow.com/profile/AndiDyer Realtor.com: https://www.realtor.com/realestateagents/andi-dyer Homes.com: https://www.homes.com/real-estate-agents/andi-dyer Google Business Profile: https://g.page/andi-dyer-real-estate Facebook: https://www.facebook.com/AndiDyerRealEstate Instagram: https://www.instagram.com/andi.dyer
This is one of the most common seller dilemmas because kitchens are emotional. Sellers know buyers care about kitchens. Sellers also know kitchens are expensive. The fear is understandable: if you don’t update it, will buyers skip your home or offer less? If you do update it, will you ever get that money back? The short answer is: you usually do not need a full kitchen remodel to sell well in Bellingham , and in many cases a remodel right before listing is not the most strategic use of time or money. But there are situations where targeted updates, or a clear credit strategy, can be the better move. The key is understanding what buyers are actually reacting to. What Buyers Really Mean When They Say “The Kitchen Needs Work” Most buyers are not walking into a kitchen with a contractor’s mindset. They are reacting to how it feels. Does it feel clean? Bright? Functional? Cared for? Or does it feel grimy, dark, and like a project? Many kitchens that sellers assume are “too dated” can still perform well if they are clean, decluttered, well-lit, and neutral. On the other hand, a kitchen with newer finishes can still struggle if it feels cramped, dirty, or poorly maintained. In a balanced market, buyers are more cautious, but they still respond strongly to “this feels easy.” Why Full Remodels Often Disappoint Right Before Selling A full kitchen remodel is expensive, time-consuming, and stressful. It also introduces risk, because remodels often uncover surprises. And even if everything goes perfectly, buyers may not value your design choices at full cost. The bigger issue is timing. If a remodel delays your listing by months, you may lose a window that fit your life plan, or you may enter the market at a different seasonal rhythm. That does not automatically mean you should rush. It means timing is a real part of the decision. Most sellers are better served by improving the kitchen’s presentation than rebuilding it. High-Impact Kitchen Improvements That Often Matter More Than You Think There is a middle ground between “do nothing” and “remodel everything.” Many kitchens benefit from improvements that are less expensive and more predictable. Examples include improving lighting, freshening paint, updating hardware, replacing a dated faucet, addressing visible wear, and making the kitchen feel bright and clean in photos. These changes can improve buyer perception without turning your home into a construction zone. When a Credit Makes Sense and When It Doesn’t Offering a credit can be a smart strategy when the kitchen is functional but dated, and you want to give buyers flexibility. But credits are tricky. Buyers often discount them mentally because they know a remodel costs more than the credit, and they know it will take time after closing. Credits also work best when pricing and marketing support them. If the home is priced like it is fully updated, a credit may feel like a band-aid. If the home is priced appropriately for its condition, a credit may feel like a fair way to let the buyer customize. The important part is not the credit itself. It’s the clarity. Buyers need to understand what you are acknowledging and how that is reflected in the strategy. The Planning-Forward Reframe Instead of asking “Should I remodel or offer a credit?” a more helpful question is: What is the simplest, most predictable path to a confident buyer decision? For many sellers, that path is targeted refresh work and realistic pricing. For some, it is acknowledging the kitchen’s dated style and positioning the home accordingly. The goal is not to chase perfection. The goal is to remove the biggest friction points so buyers can focus on the home’s strengths. ABOUT THE AUTHOR Andi Dyer is a Bellingham-based real estate broker with RE/MAX Whatcom County, specializing in helping longtime homeowners and sellers make confident, well-informed decisions. With a calm, data-driven approach and strong negotiation expertise, Andi focuses on protecting equity, reducing stress, and guiding sellers through the process with clarity and care. 📍 Serving Bellingham and all of Whatcom County 📞 Call or text: 360 • 734 • 6479 📧 Email: andi [at] andidyer [dot] com If you’re deciding what is worth doing, and what is a waste of money, start here: 👉 Start with a low-pressure home value and seller planning tool here: https://www.andidyerrealestate.com/seller/valuation/ Zillow: https://www.zillow.com/profile/AndiDyer Realtor.com: https://www.realtor.com/realestateagents/andi-dyer Homes.com: https://www.homes.com/real-estate-agents/andi-dyer Google Business Profile: https://g.page/andi-dyer-real-estate Facebook: https://www.facebook.com/AndiDyerRealEstate Instagram: https://www.instagram.com/andi.dyer
