Seeking Advice: Does It Make Sense to Renovate Before Selling?

[siankisr]

I’m considering selling my townhouse (1900 sq ft) and would appreciate some advice on whether certain repairs and updates make sense financially. The house has appreciated from $500K to $680K, and I’m weighing the costs of renovations against the potential return.
Most of the appliances are new.

Here’s what I’m considering:

Remodeling a small bathroom: The tiles are broken, and I’ve received a quote of $4K for labor (materials not included).
Updating the vanity and sink: This would be for a powder room.
Replacing tiles: Less than 100 sq. ft. of flooring in the kitchen area. This is a wood tile
Replacing the gas range and oven: Rest all the appliances are very new.
Painting walls: A fresh coat of paint throughout.
Changing the carpet: The current carpet is quite worn.
Roof: It’s a 25-year-old shingle roof. I haven’t had any issues, but I’m unsure if it’s worth replacing proactively.
Water Heater: 2018
Washer Drier, Microwave, Dishwasher : 2020+
HVAC: 2004, Not sure if it is worth it to replace it. I have gotten quotes for 15000.

I’d love to hear your thoughts on:

Which of these updates are most likely to add value or help the home sell faster?
Whether the roof should be a priority, given its age but lack of problems.
Any other cost-effective improvements I might consider

[henry]

Depends on how hot your local real estate market is. Wouldn't bother doing much if homes are selling quickly and at or above listing price. If homes are sitting on the market and only gettting sold after multiple price reductions, then it might be worthwhile to do some minor repairs and renovations.

A buyer would expect working roof and HVAC. But I wouldn't replace the roof if it is not leaking. I wouldn't replace the HVAC if it is working properly.

I wouldn't bother updating the vanity or sink.

I wouldn't replace the carpet unless it is really very worn. Many buyers are going to replace it anyway when they move in.

Painting is relatively easy and that would be okay although I am not sure it is necessary either.

Many broken tiles on a floor can be a sign of an issue with how the floor was constructed or how the tiles were installed. That might be worth doing. Or let it be known to prosepctive buyers you will offer a credit at closing, or just price your home more aggressively.

Be prepared for issues to come up during housing inspection and offer concessions to close the deal with buyers.

[JohnD.]

Most, if not all, of this is dependent on your ability to do the work yourself in regards to return on investment. I would say that if you are hiring a contractor to do any of this work that you will only get back what you put into it due to the cost. If, however, you can do some of this yourself then you will definitely see a return.

Out of everything you listed the biggest returns will always be bathroom, kitchen. I wouldn't replace any of the appliances, HVAC included. Big no on the roof.

I would paint, carpet (obvisouly hire this one out) and replace vanity/sink combo.

[J295]

Ask a qualified real estate agent. Proper answer to these types of questions are fact specific, to both the property and the local market.

I’ve asked my real estate agent spouse about these types of questions when they come up on Boglehead, and she reminds me that on 90% of the properties that she lists these types of questions come up, and the answer is… “It depends.” Getting to the answer is as much an art as a science.

Filter my response … My spouse is an outstanding real estate agent, and we personally have completely renovated two homes and had another custom built during our more than four decades together.

[TomatoTomahto]

Maybe it’s just me, but we prefer what we prefer. So, I’d rather that the price be lower and I can update what I want.

[funxional]

Agree with the advice to ask an agent. You want to address anything that is a quick turnoff to buyers without much total cost. Paint is an obvious one, bathroom perhaps can just replace the tile without a full renovation, etc.

The people that will care that the roof or HVAC is old will just price it accordingly. The goal of prep for sale is to make sure that other buyers will be interested. In a VHCOL place I felt that new buyers wanted something to show for their money. Some buyers would be embarrassed to have friends over for a housewarming to a dingy house that cost $1m. If it looks ok they won't care that the HVAC is going to fail next week.

[cheese_breath]

Clean up, fix up, maybe paint as needed. Yes.
Renovate. No.

Lower the price and let buyers renovate to suit their tastes, not yours.

[snackdog]

In most situations addressing defects that would put off potential buyers would be the only ones worth investments - that usually means paint and carpet. No remodeling, no appliances, no roofing, water heater, etc. Ask a qualified realtor, preferably the one with the most sales in your area in the last 12 months.

[Watty]

All real estate is local but as a general rule only fix the things which are actually broken like the tiles or things which are not functional. They can be a sign that the property was poorly maintained which will turn off potential buyers.

The first house which I bought was at the very top of my price range but it had a functional but very badly dated avocado green kitchen but was priced accordingly. If the seller had remodeled it I would not have been able to afford that house or any house in that neighborhood. If you put $50K into the house it might make it more appealing but it will price out some buyers so keep that in mind.

If you had pets then replacing the carpets might make sense but I would be cautious about that if you did not have pets. In my subdivision someone replaced the carpets when they were selling the house only to have the buyer tear them all out and put in hardwood floors before they moved in.

You will also be tempted to go cheap and the color carpet you pick might not be what the buyer likes. When house hunting I have seen houses with an allowance for new carpets with a few carpet sample in the house so the buyer could pick out what they wanted.

Painting a house just before it is sold is problematic since it does not cost that much and it will make it look better but some buyers may also be concerned that it was painted to cover up things like water stains and cracks in the walls. I may not be a typical buyer but I would prefer to see obviously old paint just because of this.

You might have a independent roof inspector look at the roof to see if they think it will pass a roof inspection. If you have a roofing company look at it they will say it needs to be replaced. Insurance companies are often picky about the age of roofs so replacing it might not be a bad idea but do not put the cheapest shingles on it.

Likewise have the HVAC system serviced and inspected if you have not been regularly doing that. I have not been following it but if I remember correctly the rules and laws about which refrigerant air conditioners can use are changing at the end of the year and the prices may go up so you should research that quickly to see if it makes sense to replace it before the end of the year.

Updating the vanity and sink: This would be for a powder room.
Replacing tiles: Less than 100 sq. ft. of flooring in the kitchen area. This is a wood tile
Replacing the gas range and oven:
.....
Water Heater: 2018
Washer Drier, Microwave, Dishwasher : 2020+

It would be crazy to replace these since they would add no value to the house.

Which of these updates are most likely to add value or help the home sell faster?

"Sell faster" is the key. If you did all the work on your list then the place would likely not be ready to sell until next summer and there is no telling what the housing markets will be like by then. There is a lot going on in the country and world which could also cause interest rates to be higher then too. If I was in your situation I would hustle and get everything done that I could do by the end of the year to get it listed after the first of the year. January may not be the ideal time to sell a house but most housing markets have so little inventory that it might not be a problem.

[Sandtrap]

I’m considering selling my townhouse (1900 sq ft) and would appreciate some advice on whether certain repairs and updates make sense financially. The house has appreciated from $500K to $680K, and I’m weighing the costs of renovations against the potential return.
Most of the appliances are new.

Here’s what I’m considering:

Remodeling a small bathroom: The tiles are broken, and I’ve received a quote of $4K for labor (materials not included).
Updating the vanity and sink: This would be for a powder room.
Replacing tiles: Less than 100 sq. ft. of flooring in the kitchen area. This is a wood tile
Replacing the gas range and oven: Rest all the appliances are very new.
Painting walls: A fresh coat of paint throughout.
Changing the carpet: The current carpet is quite worn.
Roof: It’s a 25-year-old shingle roof. I haven’t had any issues, but I’m unsure if it’s worth replacing proactively.
Water Heater: 2018
Washer Drier, Microwave, Dishwasher : 2020+
HVAC: 2004, Not sure if it is worth it to replace it. I have gotten quotes for 15000.

I’d love to hear your thoughts on:

Which of these updates are most likely to add value or help the home sell faster?
Whether the roof should be a priority, given its age but lack of problems.
Any other cost-effective improvements I might consider

1 "Curb value", if improvements should be done to "raise the value" of the unit so it is at least like others in the area for sale.
2 If the most expensive or extensive improvements/reno/remod are not needed to "equal" the "curb value" of others in the neighborhood, then don't do it, the money won't be recovered. IE: spending a whole lot on interior upgrades and modernization, but the sales price and "what it will sell for" (not what you want or need to recover), can't be above a certain amount anyway. Though all is nice, it's not worth the effort and money and time.
3 Cost effective cosmetics should definitely be done. Thorough cleaning, new carpets (not flooring), new paint (everywhere), fix or replace what is broken, make sure everything works as it should (HVAC, washer/dryer/dishwasher, etc).
Remove all old and dusty and funky drapes and window coverings (let the light in). Remove all shower curtains. Replace all light bulbs everywhere with daylight very bright bulbs (light the place up, dark does not sell).
4
Think of the unit as a showplace, so, light it up, make sure all doorr locks work adn latch nicely, no rubbing doors, cabinet doors latch nicely. Think of what a buyer will do as they walk through the unit to see it. Imagine yourself in that role. Then do what is needed.
For example: if the roof looks okay and doesn't leak, leave it alone. If the bathtub is rusty and leaks, put in a new one or fix it. Like that.
Everything has to look clean and smell clean. Not smell like scented cleaners or fragrant dryer sheets, but the smell of "clean and new". New paint. New carpeting. Renters or buyers all look at the same things. Like that.
5
Use the realtor or realttor broker of the brokerage witth the most sales in your area, and a realtor agent who does real estate sales "full time" and has been doing it for many yeara and has wond top sales awards, many, recently (not 20 years ago), and is successful and knows how to "sell a home" "quickly". Not one that is part tine or just starting out with a lot of promises, "all smoke"...like that.
Realtors will be aggressive tto get you to sign a "listing agreement" and list the property on the MLS. After that they share the commision with whoever sells it. So, beware who is quick to "take charge" and "sell you".
6
If you have to sign a listing agreement, sign one that is the shortest that you can. Ask. Ask. Ask. You don't want to get "locked into a business relationship" with someone who you end up not liking or doesn't produce results.
7
Price the property to "sell". What is is worth is what someone is willing to pay for it in cash, not what you or the realtor wants. The realtor is commision driven to sell for the most to get the highest commision.

j

[JackoC]

No expert residential RE sales expert but AFAIK It's solid conventional wisdom not to replace anything as big as a (non-leaking) roof or (functional) HVAC system in order to sell. Let the buyer underestimate cost, hassle and risk (of poorly performing contractor) rather than you. Working appliance replacement is more cut and dried but I would not, though to the previous point say DIY replacing a water heater with cheapest decent one has pretty different cash economics than a plumber. Fresh paint is the typical thing it's said to do, modest cash cost esp DIY, and buyers will have trouble correcting for their view of grimy old paint v fresh though they know intellectually it's not a big deal for them to just do it and they might anyway (different taste in color). Home 'staging' takes that idea to the next degree, move crummy furnishing etc. out and rent cool/classy stuff to put in the house even though buyers again know intellectually nothing will be there if they buy. Replacing a watertight roof is said to go in the opposite direction and that's plausible to me, buyers will say 'new roof, good' but it won't want to make them pay extra even what it cost. Our roof is flat/(modern equivalent of) 'tar paper but 29 yrs since fully redone, minor leaks a few years ago were stopped w/ cheap touch up/respray. A buyer may say 'hmm I'll have to replace that before long' then postpone it too.

[torso2500]

Be mindful when consulting an RE agent, especially your seller's agent, on renovation to sell. Agents make additional commission from first dollar of increased sale price, but you only benefit after clearing your cost to renovate. So there is a conflict that could affect the advice. Personally I am in the "do less" camp for all the reasons cited so far in the thread.

[carolinaman]

Thorough cleaning, decluttering and painting go a long way towards making your house sell quickly for a good price.

[JackoC]

Be mindful when consulting an RE agent, especially your seller's agent, on renovation to sell. Agents make additional commission from first dollar of increased sale price, but you only benefit after clearing your cost to renovate. So there is a conflict that could affect the advice.

That's true and even on the basic house, while RE agent makes 5% more to sell for 5% more, they might make more still for the same effort if they can sell more properties in a year by convincing sellers to accept 5% less on each. And the reason you use an agent is you don't really know if you're getting the best price. Maybe highly rated agents are just more personable or act the part better. RE agents are a useful source of info and I wouldn't FSBO my house. But there are few economic arrangements where somebody does something on your behalf that are free of such 'agency problems'. Also with contractors v DIY: besides the cost advantage of your own 'free' labor: they'll never care as much as you about getting all the details right. But if it's something you might 'break', or take so long a spouse loses patience or just can't do...

[Bonds007]

The painting for sure. The carpet replacement also. Might wait on the rest and see what they offer or want.

[Big Dog]

Clean up, fix up, maybe paint as needed. Yes.
Renovate. No.

Lower the price and let buyers renovate to suit their tastes, not yours.

agree with this, but I would also complete minor maitnenace, including replacing broken tiles, fresh paint, and if the carpet is threadbare, I'd replace under advice of an RE agent.

An older roof and HVAC just means a lower selling price. If both are in working order, leave alone.

Hard no to the vanity and appliances, unless your RE agent can assure you of a 3x ROI. (they can't)

[siankisr]

Thank you all for the advice. Lot of great answers here. I am leaning towards only doing carpet, painting, fixing the tiles and cleaning up. Probably replacing the gas range ($700) oven might attract some potential buyers.

What would be a neutral color for the walls and the ceiling.

[adamthesmythe]

A: Almost never.

But: Paint and/ or patch if needed. Remove and/ or replace really bad carpet. Talk it through with your real estate agent but don't accept advice without thinking.

[Watty]

Probably replacing the gas range ($700) oven might attract some potential buyers.

Be sure to research this. It might also turn off some buyers. There has been a lot of press questioning the safety of having a gas range because of the gasses it produces.

[Jack FFR1846]

New carpet in a neutral, not too dark of a color. Dark makes a room look small.

Paint in a light neutral color. Eggshell always works or any off white.

If broken tiles can be individually replaced, go ahead with ones visible.

Do NOT replace the gas stove. We had a gas stove and replaced it with an electric counter top unit. If I were looking at a new house, I'd consider the gas stove to be a waste of money because I'd be ripping it out. I get that not everyone thinks this way but if your buyer does, he's likely going to expect some reduction in price.

I never forget when we were looking for our first house. Things to fix were acceptable. An asking price out of our budget and we wouldn't even consider going to look. A lower price opens the market for you. Everything updated and new is wonderful but for the buyer who looks and says it's $50k more than they can afford, you've lost them as a potential buyer.

[snic]

Depends on how hot your local real estate market is. Wouldn't bother doing much if homes are selling quickly and at or above listing price. If homes are sitting on the market and only gettting sold after multiple price reductions, then it might be worthwhile to do some minor repairs and renovations.

I disagree with this. A house that looks great, is up-to-date in terms of fixtures and appliances, has a good floor plan, and is in good repair is always going to sell for more than a similar house that doesn't hit on one or more of these cylinders. In a hot market, if your house is "the perfect house", it can generate a bidding frenzy and get you way over asking, whereas houses that aren't so perfect get fewer offers and ultimately might not sell for as much of a premium. So the cost/benefit question for updates, cosmetic improvements and renovations applies just as much in a hot market as a slow market.

Re the OP's specific items: I wouldn't replace the roof, HVAC, water heater or appliances, as it seems they are all in functional condition. The only exception would be if something is clearly on its last legs (e.g., water heater is leaking or stove doesn't ignite, etc).

A coat of paint is almost always a good idea. As for everything else, it really depends on how bad the carpets, tiles, etc look. I think it would make sense to replace broken tiles, and if the bathrooms are hideously ugly, update them IF you can do a good part of the work yourself. Replacing a vanity and toilet is generally pretty easy (and can really improve the looks of the bathroom because nice-looking vanities are pretty inexpensive - and along with fresh paint on the walls, the bathroom will look almost new), but good tile work is not easy to do right the first time if you have no experience. If the bathtub is stained and ugly, consider getting it reglazed - it will look amazing afterwards and it doesn't cost too much.

[snic]

What would be a neutral color for the walls and the ceiling.

Ceiling: plain white, flat finish.

Walls: Either off white or, depending on what people seem to like in your area, light greys. (Or a sort of compromise color: Benjamin Moore China White, which is kind of a greyish white.) Some people hate neutral greys and think they're way overused now, but I think they still look clean and classy. One source of information is the web sites of interior designers who do color consulting - they drum up business by talking about colors and how they work. Kylie M is a good place to start.

You can also vary the paint color from room to room - just keep the colors fairly neutral and generally lighter is better. Kylie can tell you all about "light reflective value" and how to figure out the optimal shade for a room.

Or you could pay a color consultant. We did this during the pandemic - we paid a consultant at the local paint store $100 to take a look via Zoom and give us some recommendations. She gave us several options; we bought some samples and tested them; and then finally got the house painted just recently. It looks gorgeous, so that was $100 well spent.

[gotoparks]

Depends on your area. In my first home the sellers replaced the roof that was twenty years old. In my zip code, if a house doesn't look like a model home, it will sit longer and sell for less than similar homes. Look at realtor.com to get an idea of your market but don't expect top dollar with the things you are listing.

[thedaybeforetoday]

OP:
To answer your questions....

All updates will ad value and in all likelihood, lead to a quicker sale.

I believe the question that would be helpful to know the answer to is...

Do you want your home to sell quickly and aren't as concerned on the returns on your investment?
or
Do you want the best bang for your buck and to sell the home for the best return on your investment?

Most sellers would say "Yes please" to both questions, but the reality is you probably can't have both...

Statistically, renovations always lose money. The best returns I've seen written about in a broad sense typically quote an 80% return or so on a kitchen renovation; so spend $100 on a renovation, get $80 back. All other renovations in general go down from there in terms of returns.

To me, what happens in general goes out the window if a home is at the extreme end of needing renovations. From what I read, your home doesn't seem to be at the extreme.

So it comes down to the two questions above. To sell your home quickly and lose money on the renovations (again, generally speaking) do all the repairs/renovations and price your home fairly. To get the best bang for your buck, do as little as possible (paint and maybe carpet) and price lower.

My two cents.
Best of luck.

[rossington]

In all likelihood the new owners are going to remodel anyway. Just do minor cosmetic upgrades to make it more sales worthy and save the money.

[Mr. Rumples]

I just sold. Fix everything that is broken, replace worn out items like worn carpet, clean, paint if needed. Let the new buyers see a house that was well maintained and is in move in condition, but lets them figure out their style and envision how they will live.

A good agent can advise on replacing roof and HVAC on the current local market conditions.

When I sold, there were a few issues, but the new buyers were strapped for money and had to move into the area for new jobs; they accepted money / credit and saved me the trouble, but that was due to their desire for the house and area. I followed my agent's advice and he was right.

[Outer Marker]

Here’s what I’m considering:

Remodeling a small bathroom: The tiles are broken, and I’ve received a quote of $4K for labor (materials not included).
Updating the vanity and sink: This would be for a powder room.
Replacing tiles: Less than 100 sq. ft. of flooring in the kitchen area. This is a wood tile
Replacing the gas range and oven: Rest all the appliances are very new.
Painting walls: A fresh coat of paint throughout.
Changing the carpet: The current carpet is quite worn.
Roof: It’s a 25-year-old shingle roof. I haven’t had any issues, but I’m unsure if it’s worth replacing proactively.
Water Heater: 2018
Washer Drier, Microwave, Dishwasher : 2020+
HVAC: 2004, Not sure if it is worth it to replace it. I have gotten quotes for 15000.

I'd go for the green; nix the rest.

[HomeStretch]

Paint, new carpet, spruce up your front door/entryway and fix anything broken. Clean thoroughly. Remove all personal photos, extra furniture and 1/2 of what is in closets. No renovations or updates.

[Zipster]

Yet another opinion to not replace the stove! If I bought your house and it didn’t have an induction range, it would be the 1st thing I would be replacing!

[TropikThunder]

Maybe it’s just me, but we prefer what we prefer. So, I’d rather that the price be lower and I can update what I want.

+1. I bought a townhouse in a medium-size development right next to work to save on commuting. There were three units with the exact same floor plan for sale at the same time, and I specifically chose the one that had not been renovated. The purchase price was more than 10% lower ($290k vs $330k) and I get to follow my design style. I didn’t want to overpay for brand new countertops, flooring, tile, etc that satisfied someone else’s tastes.

[dcabler]

It depends on the current market. I would certainly take care of any "deferred maintenance" and would only do the least amount of renovation/remodeling that would allow my property to pass a gate that would make it sellable and no more. You'll likely not get the dollars you put into it back anyway and the chances of the new owner liking what you did probably aren't all that large and they'll end up replacing it all anyway. Saw that with 2 houses in my neighborhood in the last year alone.

Cheers.

[celia]

Clean up, fix up, maybe paint as needed. Yes.
Renovate. No.

Lower the price and let buyers renovate to suit their tastes, not yours.

+1

For anything that requires a decision (even a paint color), a new owner could easily prefer something different and re-do what you are about to do. Maybe clean the carpeting and make sure the windows are squeaky clean. If you have a patio, some fresh potted plants could be purchased.

Home improvement stores like Home Depot rent out carpet cleaners, if you want to DIY.

I’m considering selling my townhouse (1900 sq ft) . . .

If you're in a HOA, aren't they responsible for the roofs? Will they even let you replace yours? Even replacing a roof has the option of adding solar.

[siankisr]

Thank You for All the Helpful Feedback! With so many great replies, it gets confusing.

I want to sincerely thank everyone for the great advice and insights. Your input has been invaluable in helping me prioritize the updates and repairs. I’m now in the process of gathering quotes for various projects, of which I might do some of these.

Bathroom 2: Upgrade.
Powder Room: Replace vanity and sink.
Another Bathroom: Replace vanity and sink.
Painting Walls: I could contribute here.
Kitchen: Replace a small area of wooden tiles.
Basement: Patch drywall.
Fireplace: Minor fixes.
Caulking: Around the kitchen and bathroom areas.
Wood/Storm Door: Repairs.
Outlet Covers: Replacement.
Making sure the fire alarm is on all the levels and is working
Kitchen Lighting: Updates.
Carpet: Replacement.


I’ll update the thread once I’ve made progress and would love to continue hearing your thoughts if there are any further tips. Thanks again for your support!

I have already moved to a new house and now the time is also of essence. I wish I could have done some of this while living in the old house. I procrastinated.

[gotoparks]

Clean up, fix up, maybe paint as needed. Yes.
Renovate. No.

Lower the price and let buyers renovate to suit their tastes, not yours.

+1

For anything that requires a decision (even a paint color), a new owner could easily prefer something different and re-do what you are about to do. Maybe clean the carpeting and make sure the windows are squeaky clean. If you have a patio, some fresh potted plants could be purchased.

Home improvement stores like Home Depot rent out carpet cleaners, if you want to DIY.

I’m considering selling my townhouse (1900 sq ft) . . .

If you're in a HOA, aren't they responsible for the roofs? Will they even let you replace yours? Even replacing a roof has the option of adding solar.

HOA are not responsible for replacing roofs on townhouses. I replaced my roof this year. My HOA had specific choices of shingles and the colors we had to choose. The manufactures are well known and could be purchased by anyone. I hired a roofing company, and they purchased the shingles and other supplies.

[gotoparks]

If you are hiring a real estate agent, lots of them use contractors who will give a good price for repeat business. It will save you time. I have used them before and was satisfied with the work. One guy I kept hiring to do custom work and also for repairs.He was really good.

[funxional]

HOA are not responsible for replacing roofs on townhouses. I replaced my roof this year. My HOA had specific choices of shingles and the colors we had to choose. The manufactures are well known and could be purchased by anyone. I hired a roofing company, and they purchased the shingles and other supplies.

I believe this is specific to the HOA. Perhaps less common but check on it. Really should be aware of what your specific HOA covers to make sure it's getting taken care of.

[brockmari]

I’m considering selling my townhouse (1900 sq ft) and would appreciate some advice on whether certain repairs and updates make sense financially. The house has appreciated from $500K to $680K, and I’m weighing the costs of renovations against the potential return.
Most of the appliances are new.

Here’s what I’m considering:

Remodeling a small bathroom: The tiles are broken, and I’ve received a quote of $4K for labor (materials not included).
Updating the vanity and sink: This would be for a powder room.
Replacing tiles: Less than 100 sq. ft. of flooring in the kitchen area. This is a wood tile
Replacing the gas range and oven: Rest all the appliances are very new.
Painting walls: A fresh coat of paint throughout.
Changing the carpet: The current carpet is quite worn.
Roof: It’s a 25-year-old shingle roof. I haven’t had any issues, but I’m unsure if it’s worth replacing proactively.
Water Heater: 2018
Washer Drier, Microwave, Dishwasher : 2020+
HVAC: 2004, Not sure if it is worth it to replace it. I have gotten quotes for 15000.

I’d love to hear your thoughts on:

Which of these updates are most likely to add value or help the home sell faster?
Whether the roof should be a priority, given its age but lack of problems.
Any other cost-effective improvements I might consider

I would definitely talk to a realtor before doing anything. During the tail end of Covid, after we had just paid $20K to replace our 30 year old roof and had a list of improvements we thought we should do before marketing the house, we talked to a realtor who said don't bother with any of it. We only needed to declutter enough to enable a great set of photos to be taken. The house sold in less than a week for above asking price. I honestly think it would have been the same if we hadn't replaced the roof. I would only consider doing things that don't cost a lot and that will freshen the appearance. Of your list, a fresh coat of neutral color paint would be great (especially if you can DIY it). No to replacing the vanity/sink, but maybe just replace the faucet with something new and shiny from Home Depot. Broken tiles: can a strategically placed throw rug make it less of a sore thumb? Otherwise I would consider a floating LVT or plank floor installed over the old tile. Roof: If there are no signs of leaks I would not replace it but wait and see if buyer is concerned and then offer a credit. Carpet: If it is very worn then you might consider replacing it with a neutral low to mid level carpet but don't go crazy. Appliances and HVAC, if they are working I would not replace them. If buyer is concerned you can offer credit or a home warranty.