A Sandy seller had 8 weeks to listing with a busy summer schedule. Split-entry built in 1991, dated finishes but solid bones. Goal: clear bottom-tier cosmetic issues so home presented strong without major investment.
The home at intake
- Address area: Sandy (East Sandy, near Bell Canyon)
- Build year: 1991
- Size: 2,800 sq ft, 4 bed / 3 bath
- Estimated value range pre-prep: $580K-$620K
- Days to listing: 56
Walkthrough findings
Visible cosmetic items dominated. Home was well-maintained but every fixture looked like a 1991 freeze frame.
Tier 1 — cosmetic refresh
- Whole-home interior paint (last painted 2018, agreed it was due)
- 14 light fixture swaps (1990s brass throughout → mix of brushed nickel and matte black)
- 3 ceiling fan replacements (master, family room, bonus room)
- 2 bathroom faucet swaps (chrome → brushed nickel)
- Kitchen faucet swap (90s pull-out chrome → modern matte black)
- Kitchen cabinet hardware (oak cabinets, brass hardware → brushed nickel)
- Door hardware refresh (all interior doorkhonest + hinges)
Tier 2 — inspection risk
- 6 GFCI outlet installs
- 4 smoke + 2 CO detector replacements
- Handrail re-secure (stairs to basement and back deck)
- Deck board replacement (4 soft boards on south-facing section)
- Gutter clean + 2 downspout reseats
Tier 3 — skipped
- Carpet replacement (clean enough, buyers usually replace anyway)
- Window replacement (current windows OK, no failed seals)
- Bathroom tile (dated but functional, buyer-renovation territory)
Scope + execution
- Paint: 4 days (whole home, single coat, similar color family)
- Fixture replacements (electrical + plumbing): 2 days
- Hardware refresh: 1 day
- Exterior (deck, gutter): 1 day
- Total execution: 8 working days, finished 14 days before listing
The numbers
- Whole-home paint (Sherwin Williams Agreeable Gray, eggshell): $4,250
- 14 light fixture swaps + materials: $2,180
- 3 ceiling fans + installs: $945
- 3 faucet swaps + materials: $785
- Cabinet hardware (32 pulls + khonest + door hinges): $480
- Door hardware refresh (8 doors): $385
- 6 GFCIs + 6 detectors + electrical work: $895
- Handrail repair + 4 deck boards: $445
- Gutter clean + downspouts: $245
Total scope: $10,610
The result
- Listed at $635K
- 9 showings first weekend
- 3 offers by Monday
- Accepted offer: $665,000 ($30K over ask)
- Buyer requested $850 credit for minor furnace service — seller approved without negotiation
- Closed 35 days after listing
The seller’s verdict
“We almost listed without any of this work. Looking at the comps now, we’d have listed at $580K and probably sold at $590K. Spending $10K to net an extra $50-$70K was the best decision we made in the whole sale process.”
8 weeks to listing? Plenty of time. Schedule a free walkthrough: (801) 895-2084.
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Note: Customer details anonymized for privacy. Scope details, costs, and outcome data are representative of an actual Sandy walkthrough completed in 2026.