By Erin and Kevin McGinnis, Team McGinnis at Compass
We recently wrapped up the sale of a cute bungalow in downtown Novato. Our clients had owned it for many years as an investment, though the house had been an important part of their family for decades.
It was a successful sale and great example of how the right property prep can earn you an excellent return — in this case, 194% ROI (return on investment).
First Visit To The Home
The yard was overgrown
The driveway was in poor condition
We estimated our listing in Old Town Novato could sell for about $650,000 as-is. The mid-century bungalow had a number of upgrades and was in good condition structually, and many of the systems were newer. But the yard needed help, and the interior needed refreshing.
The sellers spent $34,000 on a targeted preparation plan. We listed the home at $729,000, received three offers in one week, and sold it for $750,000.
The sale price was $100,000 above our as-is estimate. After subtracting the prep budget, the difference was $66,000 before selling costs. That comparison uses our estimate of what the home might have sold for before the work.
Where the $34,000 went
We recommended projects that would make a difference from the moment buyers pulled up and help them understand how they could use the home once they walked inside.
- Interior paint, flooring and carpet. Fresh paint and new Berber carpet helped the rooms feel ready to move into, while the existing hardwood added character.
- A new concrete driveway. The driveway was one of the first things buyers saw. Replacing it addressed a visible condition issue before they reached the front door.
- New sod and irrigation. The property had a 7,500-square-foot lot. Refreshing the lawn radically improved curb appeal, and the overall impression of how the house has been maintained
- Updated light fixtures. We included fixture updates as part of the refresh so the rooms felt more cohesive in person and in photos.
Bedroom BEFORE
Bedroom AFTER (new carpet, paint, lighting and staging)
We also used our in-house staging to give two awkward spaces a clear purpose. That matters in a two-bedroom home. When a room’s use is unclear, buyers can walk right past it. A simple furniture arrangement can show them where they might sit, work, or spend time and help them see more value in the space they’re buying.
We staged the enclosed patio as a dining area because the home’s interior didn’t have space for a big table.
More “after” photos
What to ask when comparing Novato listing agents
If you’ve owned your home for 20 or 30 years, a long list of suggested updates can make selling feel overwhelming. Ask each agent these three questions during the walkthrough.
- What do you think my home could sell for in its current condition? Ask which recent Novato sales support that estimate and how those homes differ from yours.
- If I only did three things before listing, what would you pick? Ask what each project would cost, how long it would take, and what buyers are likely to notice.
- Who handles the work once we agree on a plan? Find out who will help select finishes, coordinate vendors, stage the home, and keep the launch on schedule. This is especially important if you’re downsizing, already living out of town, or managing a sale for a family member.
Should you spend money on your Novato home before selling?
Start by comparing two realistic options for your own property. What could it sell for as-is? What might it sell for after specific updates, and what would those updates cost in money and time? If the expected difference is small, or if a quicker move matters more to you, selling as-is may be the better fit.
At Team McGinnis, Erin leads home preparation, finish selections, and in-house staging. Kevin focuses on pricing, contracts, and negotiation. We use the walkthrough to connect those decisions, so you can see how the prep plan fits your budget, your timeline, and the way we’d bring your home to market.
Thinking about selling in Novato? Call us before you spend a dime. We’ll walk through your home with you, talk through what we’d fix and what we’d leave alone, and help you decide where to start.