ArcaMax

Dear Monty: I live in a lower-value area in Jacksonville, Fla. I want to move to a nicer area. My question is, should I even bother to do upgrades to my current house to make it more "attractive" to the buyer? Or should I use that money towards a down payment on another house? Any advice is appreciated.

Monty's Answer: The conventional wisdom that upgrades always pay off doesn't hold up under scrutiny and the context of your Jacksonville neighborhood makes this even more critical. According to Zonda's 2024 Cost vs. Value Report, most renovation projects deliver returns that are well below their investment cost, with only exterior improvements, such as garage door replacements, approaching break-even returns (Zonda). The data is precise: speculation on upgrades before selling is financially risky.

Your Options:

Option 1: Minimal preparation, maximum savings. Address only essential repairs that affect habitability, such as broken appliances, roof leaks and equipment failures. Handle cleaning and decluttering yourself. According to NAR's 2024 Profile of Home Buyers and Sellers, first-time buyers now put down 9% while repeat buyers average 23%.

Option 2: Strategic, high-return improvements. Minor kitchen updates, such as cabinet refacing, return approximately 94% of the cost, while central kitchen remodels recoup only 52% (Cook Remodeling). If you tackle improvements, stay minimal. Fresh paint and professional cleaning offer the best cost-to-impact ratio, typically under $2,000 with measurable results.

Option 3: Sell as-is. iBuyer companies, such as Opendoor, purchase homes without repairs, typically at 10-15% below market value. Run the math: if upgrades cost $15,000 with uncertain returns and an iBuyer offers $10,000 less than retail, you might come out ahead. Compare multiple iBuyer offers.

Why your neighborhood matters: Buyers at your price point prioritize affordability over cosmetic perfection. Over-improving relative to neighborhood norms creates zero additional value - your home's ceiling is determined by comparable sales nearby, regardless of your upgrades. With buyer median household income reaching $108,800 in 2024 (National Association of REALTORS), there's a growing gap between what higher-income buyers expect and what your market supports.

The technology factor: Here's what most agents won't discuss: transaction quality now significantly impacts buyer perception. Recent start-ups include Shaker.io and Propbox.co, which deliver digital client portals. Each provides AI-powered assistants, transparent document sharing and integration with lenders and title companies. Propbox alone addresses FSBOs, recognizing that nearly 600k home sales each year are FSBOs. Early data shows that these systems reduce communication by 40%, speed closings by 25% and double client satisfaction scores. A smooth, transparent, technology-enabled process signals professionalism that often matters more than granite countertops.

My recommendation: Prioritize your down payment over speculative upgrades. If you choose to work with an agent, choose one who provides modern transaction technology. Ask prospective agents:

-- Do you use a client portal system, such as Shaker, for real-time updates?

-- Show me neighborhood data on what upgraded versus non-upgraded homes actually sold for?

-- How do you coordinate digitally with lenders, title and other parties?

This evidence-based approach empowers you to take control. The Jacksonville market is local, your financial situation is unique, and your decision should be driven by actual comparable sales data - not generic advice about staging. Your transaction experience should reflect that reality, regardless of whether you upgrade before selling.

Richard Montgomery is a syndicated columnist, published author, retired real estate executive, serial entrepreneur and the founder of DearMonty.com and PropBox, Inc. He provides consumers with options to real estate issues. Follow him on Twitter (X) @montgomRM or DearMonty.com.

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