Case Study, $6,015 Pre-Listing Prep Returned $27K Over Ask in Holladay
A Holladay seller hired us 5 weeks before their target listing date. Mid-century ranch, 2,400 sq ft, original 1960s build with 1990s kitchen remodel. Goal: maximum offer price with minimum scope.
The home at intake
- ✓ Address area: Holladay (near Knudsen Park)
- ✓ Build year: 1962, with 1994 kitchen remodel
- ✓ Size: 2,400 sq ft, 4 bed / 2.5 bath
- ✓ Estimated value range pre-prep: $625K-$675K
- ✓ Days to listing: 35
Walkthrough findings
Our 45-minute walkthrough surfaced 18 items. We sequenced into 3 priority tiers.
- ✓ Drywall touch-ups: 9 spots across 4 rooms (doorknob holes, picture hangers, nail pops)
- ✓ Whole-home paint refresh, Sherwin Williams Pure White, eggshell
- ✓ Kitchen cabinet hardware swap (32 pulls + khonest, dated brass → brushed nickel)
- ✓ Primary bath faucet + showerhead replacement
- ✓ Powder room faucet replacement
- ✓ 5 GFCI outlet installs (kitchen + 2 baths + garage)
- ✓ 4 smoke + 2 CO detector replacements to current code
- ✓ Front entry light fixture swap (dated 1990s brass → modern matte black)
- ✓ Toilet wax ring reset on powder room (visible movement at base)
- ✓ Deck restain (south-facing, last stained 2022)
- ✓ Front porch pressure wash
- ✓ Driveway pressure wash
- ✓ Kitchen counter replacement ($8,500 estimate, return ~$3K, bad ROI)
- ✓ Master bath tile replacement ($6,000 estimate, return ~$2K, worse ROI)
- ✓ New garage door ($3,200 estimate, return ~$1.5K)
Scope + execution
- ✓ Drywall + paint: 2.5 days
- ✓ Plumbing fixtures: 1 day
- ✓ Electrical (GFCIs, detectors, fixture): 1 day
- ✓ Exterior (deck stain, pressure wash): 1 day
- ✓ Total execution: 6 working days, completed 28 days before listing
The numbers
- ✓ Drywall + paint: $3,180
- ✓ Cabinet hardware (including hardware cost): $385
- ✓ Plumbing fixture replacement (3 fixtures + parts): $645
- ✓ Electrical (5 GFCIs, 6 detectors, 1 fixture): $785
- ✓ Toilet wax ring reset: $195
- ✓ Deck restain: $580
- ✓ Pressure wash (driveway + porch): $245
Total scope: $6,015
The result
- ✓ Listed 28 days after work completed (per the original target)
- ✓ Listed at $689K
- ✓ 12 showings in first weekend
- ✓ 5 offers within 4 days
- ✓ Accepted offer: $716,000 ($27K over ask)
- ✓ Inspection report flagged 3 minor items, buyer requested no credits
- ✓ Closing went smoothly, no escrow renegotiation
Ready to knock out your list?
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