@coralbrook - I had actually been to Lowe’s and was looking at their stock shaker cabinets the day I made this thread. They were part of the reason I asked about stock cabinets so thanks for chiming in.
Good luck @swimcatsmom! Decluttering is hard but it really will make things better for both of you. Sorry it’s so tough!
Since @coralbrook is a flipper, she offers great advice: not only with specifics to actual improvement projects, but the key issue: what will your specific real estate market support?
I’m going to advocate for @swimcatsmom because she has been taking strides on the “bag a day” thread for quite a while on getting the gumption to tackle the clutter problem in her house. I know she has a long way to go, but she deserves three cheers for any and all progress she has made.
Swimscatmom, you work so hard. I agree get those bathrooms fixed but also allow yourself to have realtor come over and look at the bones of the house and give you some realistic prices - with or without any changes. You deserve the home you want - smaller and more clutter free - and maybe you can get it by just doing very minimal work and then selling it as a fixer upper. My concern and advocacy is for YOU - you deserve to land in a home that is less work and stress for you.
Yes, get it valued as is. Even if it is to be told it can’t be sold as is. Just see how the land lies. Your issues are not just the cost of the work but the stress of being the sole person responsible. If you walk way with X$ less by selling it as is, it might be worth X$,
Definitely talk to one (or more?) local realtors who have sold houses in your neighborhood and price range. Great idea as stated by many. Also good to get price without doing anything and how long it likely would take to sell your house.
Declutter! We found our Tampa house seven (it has been that long!) years ago. One house we looked at had stuffed closets (I doubt they ever wore the clothes so tightly packed), so much wallpaper… The one we ended up with was PINK and we redid so much, including removing master bath carpet. Like others have stated, I would rather choose my own colors and materials. Your local realtors will know what sells in your market. In our market we could go with whatever we wanted when I asked (in case we sold sooner than later).
I would avoid tiling floors because any changes would be costly for new owners. See if vinyl works and save the money. Likewise with other features. Buyers for your neighborhood will have certain expectations- you need to find out. I suspect having a good working condition tub will be needed or buyers will think of other flaws/problems.
When we sold our old WI house (finally) the buyer was so focused on the roof (which was fine) that he used his time after his inspection solely on that and missed some items I was sure we would have to fix or give money for fixing. Niece had a house built- grays being the theme. Our old house had gray tubs et al so we went with beiges this time. Stuck with honey, but maple instead of oak (I still don’t get outdating of classics). Maybe by the time we sell our choices will be in again. I have become a much more sophisticated buyer by now but most looking at your house won’t have been there/done that. In fact, we ended up doing so much more to this house than others I dissed for needing to replace a tub, toilet et al. And I still remember houses we looked at before we built- lime green kid’s toilet…
SHORT ANSWER- DECLUTTER AND TALK TO REALTORS.
We’re just starting to remodel a 1972 master bath (demo next week–yay!) in preparation for selling our house. While we know we won’t get our money back, the real estate market in our area is terrible and we can’t afford to have the house sit and sit because a truly ugly and decrepit master bath puts people off and faces then with an immediate remodeling project. As far as choices are concerned, other than sticking to a very modest budget and keeping with the style of the rest of the house (it’s a very traditional colonial with no true white anywhere), our only guideline has been to achieve a mid-level hotel look (think Crowne Plaza)–clean, bright, basic, inoffensive. Lowe’s all the way. (It’s a strange experience picking out cabinets, tile, countertop and fixtures that you don’t love.) At the end of the day, it’ll be an unremarkable bathroom, which is a huge step up from the remarkably hot mess we have now.
While the decision on the bathroom was an easy one for us, we’ll probably seek the advice of a real estate agent on the wisdom of doing some other improvements–i.e., replacing the cracked kitchen floor tiles and painting the worn cabinets. But I’ve been warned that agents will push for lots and lots to be done–after all, it’s not their money, and it makes the house easier for them to market. So my next task is to find someone whose judgment I can trust. I’d love to find an expert who’d advise on a fee basis with the understanding that they won’t be the listing broker, just to assure an unbiased opinion.
I understand you, Mom… Our WI house was also in an always slow market- I laugh when I read about people upset about houses “lingering” for a month. When I saw a home show where they commented on a blue countertop I remembered how I replaced ours a few years before moving- it needed it. We did more painting after comments about how much blue was there (gee- just paint, guys). Our current house has- blues and greens, beiges. We bought it pink everything (walls, floors, counters, cabinets…). I did not replace that kitchen counter with granite- that is one thing I would have dissed a house for if I disliked it. Choosing to upgrade to granite instead of a neutral Formica is something a couple can plan for down the road. I understand the “Lowes all the way”- we went with Home Depot here after checking others and not trusting quality.
A suggestion. Go to as many open houses of those in your large general price range (go above but not to luxury) and area. See new houses as well. Note what others comment on- talk to the real estate agents. Find out what seems to sell houses. You will learn from the general consensus. Ask about current trends versus what seems to work.
I am currently in the middle of a new build and here are some suggestions for you. I was on a very limited budget and so spent months researching prices to get the best bang for my buck.
Cabinets: ordered from an online company “cliqstudios”. I priced cabinets at both Lowes and Home Depot as well as some smaller family owned companies and no one came close to their price which was about half of the big box stores. They are shaker style, solid wood with dovetail. Their online consultant was wonderful and walked me through the measurements and even helped me shave the price down a bit more than the original plan. Contractor was very impressed with the quality and said they were as good or better than the big box. Total kitchen less than $5K with several deep drawers (vs. cabinets), about 16’ of cabinets, only four uppers, I’m doing open shelving everywhere except above and sides of microwave.
Wood flooring: Lumber Liquidators came in least expensive. I originally wanted bamboo but was talked out of it by several flooring places because I live in a high humidity area. I went with hevea, which wasn’t the best choice either because it is so soft, similar to pine. I’m happy with the look but I’ll need to be careful moving furniture, etc. Half the price of everything else I looked at, on clearance for $2.39 sf.
Tile: Custom tiled shower 42x38, tile 18"H backsplash in kitchen, and tiled 52" bathroom vanity top, all purchased at Lowes and Home Depot under $500. Glass shower door at Kitchen and Bath Authority was $511 delivered, same door at Home Depot was almost $800.
Kitchen countertop: Spent far too much time on this trying to save $$. Ended up with solid surface (corian type) installation with free sink for $40 sf x 36 sf = $1450. Hasn’t been installed yet, waiting for the phone call now…hope I like it 
Hope this helps!
^ what about your installation/ labor costs?
It sounds like all your research really paid off with materials. Sounds lovely.
@alh, the contractor installed and did custom tile as part of the building contract so I can’t really itemize it out. In all I paid approximately $165/sf. Total 750 square foot over a 2-car garage.
We have a realtor meeting with us next week. Our house is 16 years old and has been lived in. She told me that the buyers in our area are typically from out of state. Our location is desirable as it is easy access to major places of work.
Also, the best elementary school in the metro area is a mile away. She also said that because they are from out of state they want move in ready and want zero remodeling. (I WANT to remodel when we move…).
I did tell her that if something needs to be address she must say NEEDS not give ideas. H will never do anything that is not necessary and must hear what truly must be taken care of. I know there are issues with the Master Bath mainly.
It is going to be interesting to hear what she has to say.
When we built I found that my contractors “places” were better quality and less $$ with his discount than even Home Depot.