Should You Fix It Up Before Selling?

Should You Fix It Up Before Selling?
What Sells Fast in LA Right Now

Selling your home in Los Angeles in 2026? You're probably asking yourself the same question a lot of my clients are wrestling with: Do I list it as-is and keep things straightforward, or do I invest a little upfront to make it show better—and hopefully sell for more?

The answer matters way more now than it did during those wild years when inventory was scarce and practically anything sold overnight. Today's LA real estate market has shifted, and smart sellers need to think strategically about this decision.

Why 2026 Is Different in Los Angeles

The Los Angeles real estate market has fundamentally changed from the frenzy of 2021-2022. Buyers finally have real choices for the first time in years—they're touring multiple homes, comparing condition, light, and layout side-by-side.

What does this mean for you? Homes aren't just competing on price anymore. They're competing on presentation and perceived ease. Properties that feel move-in ready are attracting more attention and stronger early offers, while homes that feel like projects are sitting longer and facing tougher negotiations.

As of late 2025, the median sale price in Los Angeles sits around $1.0M (up 2.5% year-over-year), but homes are taking longer to sell—averaging about 62 days on market by November 2025, up from 52 days the previous year. That's significantly longer than the frenzied years when properties flew off the market in days. This tells you something important: buyers have time now, and they're using it to be selective.

What As-Is Really Signals to Buyers

Here's what I've learned selling homes in Los Angeles for nearly 20 years: selling a house as-is doesn't just mean you're skipping repairs. It sends a message.

To buyers, as-is typically reads as:

• The seller isn't planning to address issues

• There may be unknown problems lurking—from foundation issues to water damage

• The price needs to reflect inconvenience and risk

• The buyer will bear the burden of figuring things out

That doesn't mean your home won't sell. It usually just means:

• Fewer interested buyers

• Less competition among offers

• More cautious, conservative offers

• More negotiating leverage shifting to the buyer

Move-in-ready homes create emotional momentum. Buyers can picture themselves living there right now, without a mental list of home repairs and projects hanging over their heads.

Smart Prep Isn't the Same as Over-Improving

This is where sellers often get stuck. Preparing a home for sale does not mean a kitchen renovation or major home improvement overhaul. You're not trying to max out return on investment—you're reducing buyer hesitation.

In today's market, the highest-impact prep is usually:

• Paint touch-ups and fresh walls (seriously—fresh paint is one of the highest-ROI updates)

• Flooring refreshes or a deep clean that makes materials look intentional

• Minor home repairs that signal "this house is well maintained" rather than "this house needs work"

• Replacing light bulbs throughout so every room shows bright and welcoming

• Thoughtful decluttering and home staging that helps buyers see the home's bones

• Addressing curb appeal basics—fresh landscaping, front door hardware, clean storm gutters

If a pre-listing inspection or home inspection reveals issues like plumbing problems, drywall cracks, stucco cracks, or concrete slab cracks, you'll need to decide whether to fix them upfront or price accordingly. Foundation repair is one area where being proactive can prevent deals from falling apart during the buyer's inspection period.

These aren't glamorous, Instagram-worthy renovations. But they directly influence how buyers perceive market value and risk. A Spanish or Tudor revival in Hancock Park with fresh paint and gleaming wood floors reads differently than the same home in original condition, even if the bones are identical.

What If Upfront Costs Are Holding You Back?

One of the most common objections I hear from sellers is: "I know my home needs updates, but I can't afford to spend $20,000-$40,000 upfront."

That's exactly why I offer home improvement financing for Los Angeles sellers. Qualified sellers can access up to $50,000 for strategic improvements—paint, staging, flooring, minor repairs—with no upfront costs, no monthly payments, and repayment handled automatically at closing through escrow.

According to the National Association of REALTORS® 2025 Profile of Home Staging, staged homes sell 73% faster than non-staged homes. But most sellers don't have tens of thousands sitting in checking accounts while they're already managing moving costs and double housing payments.

This financing option removes that barrier. I coordinate the work, you get the improvements that actually matter in your neighborhood, and the costs are paid from your proceeds when the home closes.

Learn more about how home improvement financing works →

The Neighborhood Factor Matters Enormously

Not every LA neighborhood responds the same way to preparation. Here's what I'm seeing across the areas I specialize in as a real estate agent:

Northeast LA (which includes Los Feliz, Eagle Rock, and Mount Washington) shows compelling market patterns. According to Redfin's November 2025 data, hot homes in this area can sell for about 9% above list price and go pending in around 37 days, while average homes sell for about 2% above list and take around 65 days. That spread tells you everything about the value of proper preparation.

Hancock Park remains one of the most sought-after historic neighborhoods in Los Angeles. These Spanish Colonial, Tudor, and Mediterranean homes with their period details attract serious buyers who appreciate authenticity—but they're also scrutinizing condition carefully. Victorian and storybook details that have been maintained carefully command attention; homes where those original features look neglected take longer to sell.

Silver Lake is part of that Northeast LA market showing strength. This hillside community known for its character homes—Craftsman bungalows, Spanish revivals, mid-century moderns—attracts buyers who expect a certain level of finish and style coherence. Original details matter here, but so does thoughtful updating that respects the home's era.

Windsor Square is another historic gem where Mediterranean and Spanish estates dominate the landscape. Buyers here are looking for that combination of timeless architecture and modern livability—homes that need significant updating face more scrutiny.

The broader eastside—including neighborhoods trending upward in value—is where you see steady demand for Craftsman and period homes that have been thoughtfully maintained. These distinctive properties attract buyers specifically because of their architectural character, which means presentation really counts.

Your Timeline Gives You Control

Here's something working in your favor right now: spring is still the busiest buying season in Los Angeles. It's January, which means you have breathing room to prepare thoughtfully rather than frantically.

If you're thinking about listing in March or April, you can:

• Tackle the strategic prep work without stress

• Schedule a home inspection to identify any issues before listing

• Launch when buyer demand naturally picks up

• Avoid the summer slowdown when fewer serious buyers are shopping

• Control your narrative instead of reacting to buyer feedback

That's a real advantage if you use it strategically. Working with a real estate agent who understands seasonal market patterns can help you time your home sale perfectly.

The Homes Winning (and the Ones Struggling)

Right now in Los Angeles, homes are selling in distinctly different ways depending on how they're positioned:

Hot homes in the broader LA market can sell for about 2% above list price and go pending in around 32 days, according to Redfin. These are typically the turnkey properties—genuinely move-in ready with fresh paint, functional kitchen and bathrooms, well-maintained structure, clean and decluttered. They often feature professional photographer staging and lighting that showcases the home's best features.

Average homes across Los Angeles are selling for about 1% below list price and taking around 47 days to go pending. These are often the ones caught in the middle—priced like they've been updated, but showing like they haven't. Buyers notice that gap immediately. Issues like outdated electrical panels, garage door problems, or weather stripping that's worn can create hesitation.

The honestly priced as-is homes can still succeed when they're priced very intentionally to reflect the work they need. A home might need updating, but if the price is defensible and the bones are good, there's a buyer for it. The key is transparency—providing an inspection report upfront can actually help build trust with buyers.

Looking Ahead: What to Expect in 2026

The California Association of Realtors forecasts the statewide median home price will rise 3.6% in 2026 to $905,000, with improved affordability from mortgage rates stabilizing around 6.0% helping drive activity. This represents modest but steady growth—not the explosive appreciation of past years.

As of early January 2026, Los Angeles home values are showing slight year-over-year declines—down 2.8% according to Zillow—with the typical home value around $922,000 and typical time to pending around 36 days. Los Angeles County overall shows similar patterns, with typical values around $860,000 (down 1.8% year-over-year) and homes going pending in about 31 days.

But here's what that means for you as a seller: modest price fluctuations don't mean every home will sell easily. The market is becoming more selective. Homes need to be priced to market and positioned thoughtfully.

Redfin is calling 2026 "The Great Housing Reset"—a long, slow period where affordability gradually improves and the market normalizes. For buyers, that's welcome news. For sellers, it means you're competing for attention more than you have in years.

So What's Right for Your Situation?

The question of whether to sell as-is or prep first depends on:

• Your home's current condition and age

• Your neighborhood and what's happening locally (not nationally)

• Your timeline and stress tolerance

• What comparable properties in your specific area are selling for

• Whether you need to address major issues revealed in a home inspector's report

A 1925 Tudor in Hancock Park has a completely different answer than a mid-century property in Silver Lake. A home that was recently updated answers differently than one that's original-condition with outdated electrical panels or foundation concerns.

This is where working with an experienced real estate agent who knows your neighborhood—not just the city—becomes critical. You need someone who can walk you through both paths:

If you sell as-is: Position the home around its strengths—location, lot value, architectural character, neighborhood prestige—and price strategically so the number feels defensible to buyers. Be transparent about what the home needs so buyers understand what they're getting.

If you prep first: Focus only on improvements that actually matter to buyers in your neighborhood. Avoid low-impact upgrades or trends that don't fit the home's era. A professional photographer can help showcase your updates effectively, and home staging can maximize your investment.

The Bottom Line

Selling a house as-is can absolutely work in certain situations. But in the January 2026 Los Angeles market, skipping preparation may come with a financial trade-off—longer selling time, fewer offers, and tougher negotiations.

You don't have to fix everything. But you do need a clear strategy that's based on what's happening in your neighborhood, not what you saw on a national news story.

If you're thinking about a home sale in 2026 and want help figuring out what's actually worth doing (and what isn't), a straightforward conversation about your specific property can give you clarity before you make any moves. That's what I'm here for.

Market conditions change frequently. These statistics reflect data from November 2025 through January 2026. Contact me for the most current market data specific to your neighborhood.