What Not to Fix Before Selling Your Home in Novi

Selling your Novi home involves making smart choices about where to invest your time and money before listing. In a competitive market, it may feel like you need to tackle every possible repair or upgrade to impress buyers. The reality? Not everything needs fixing – and some big projects won’t pay off when you sell. This guide explores the 2024–2025 Novi housing market trends, highlights common home improvements that don’t deliver a strong ROI, and shares expert insights from The Perna Team on what not to spend money on before you sell. Follow these tips to prioritize your prep work and save thousands, all while positioning your home to attract Novi buyers who appreciate value and potential.

Novi’s 2024–2025 Housing Market at a Glance

Before pulling out the toolbox or checkbook, consider the current Novi real estate climate. The latest data shows that sellers hold a strong advantage in Novi:

Rising Prices: The median sold price in Novi reached about $479,000 in March 2025, up 8.8% from a year earlier. Home values have been steadily climbing, giving sellers more equity to work with.
Fast Sales: Novi homes are selling quickly – averaging just 18 days on market as of early 2025, which is 22% faster than the previous year. In fact, 83% of homes sold within 30 days during March 2025. Serious buyers are snapping up available homes, often overlooking minor imperfections in the rush to secure a property.
Seller’s Market Conditions: Novi continues to be a seller’s market, meaning demand exceeds supply. Inventory remains relatively low, and many listings receive multiple offers. In a hot market, today’s sellers have a bold advantage – they can afford to be selective about which updates are truly necessary.

What does this mean for you as a seller? Simply put, you don’t have to over-improve your home to attract buyers. When homes are selling near asking price (or above) and inventory is tight, buyers are more forgiving of dated features or small flaws. As long as your home is well-maintained and priced right, it can shine in the Novi market without a full HGTV-style makeover. Buyers in 2024–2025 are often more concerned with major systems and overall condition than with whether you installed the latest quartz countertops. Many of them – including a growing share of cash-rich baby boomers – prefer to update cosmetics to their own taste rather than pay a premium for a seller’s recent remodel. The key is knowing what’s worth fixing and what you can skip.

Upgrades Novi Sellers Can Skip (Low-ROI Fixes)

Not all home improvements are created equal when it comes to your return on investment. While you’ll want to address any serious defects (more on that later), pouring money into certain updates likely won’t raise your sale price enough to justify the cost. According to real estate experts, “not all repairs guarantee a return on investment”. In our experience with Novi homes, sellers often assume they need to do these big-ticket projects – but think twice before you commit to the following:

Major Kitchen Remodels: A full kitchen overhaul is one of the costliest projects, and surprisingly, you won’t get dollar-for-dollar back at resale. Installing all-new cabinets, high-end countertops, and appliances can run tens of thousands of dollars, but buyers may not pay much extra for it if the existing kitchen is functional. Industry data shows you might not recoup the cost of a high-end kitchen remodel when you sell. Many Novi buyers would rather update the kitchen to their own style later on. Instead of a gut renovation, focus on small tweaks: refresh the paint or replace an out-of-date light fixture. Save your money and let the next owner decide on a full remodel if they want one.
Extensive Bathroom Overhauls: Thinking of ripping out the bathrooms and starting fresh? You may want to hold off. A luxury bathroom remodel or room addition yields a very low return on investment – often only about 20–30% of the cost recouped at resale. Novi buyers appreciate clean, well-kept bathrooms, but they don’t expect brand-new spa-like ensuites in every home. You don’t need to completely remodel to impress buyers. If your bathrooms are outdated but operable, a deep cleaning, new hardware, or a coat of light paint can freshen them up. It’s much cheaper to strategically stage the bathroom with new towels and a shower curtain than to install a new soaking tub and heated floors right before selling
Finishing an Unfinished Basement: In Novi, many homes have basements – but you don’t need to finish yours to sell the house. Finishing a basement or adding living space is expensive and time-consuming, and it often won’t add enough value to cover the costs. In fact, many buyers see an unfinished basement as a blank canvas and prefer to finish it to their own needs down the line. Whether they envision a home gym, storage space, or future rec room, an unfinished space offers flexibility. Save your money: unless your basement is half-finished and just needs minor touches, it’s usually better to leave it as-is rather than rushing to install drywall and flooring. Buyers won’t penalize you for an unfinished basement – but they will notice if a DIY finishing job feels sub-par.
Replacing Functional Appliances: If your kitchen appliances and mechanical systems are older but working, you likely don’t need to replace them before listing. Upgrading to the latest stainless-steel fridge or a brand-new furnace can cost a bundle and won’t necessarily bump up your sale price. Potential buyers often expect to bring their own appliances or upgrade later – for instance, a family might already have a preferred refrigerator to install. As long as the appliances are clean, match reasonably, and function properly, leave them be. The same goes for your HVAC system and water heater: if they’re safe and operational, consider offering a home warranty or a credit for future replacement rather than installing a new system now. You’ll save money, and the buyer can address it on their own timetable.
Big Ticket Replacements (Roof, Windows, HVAC): Think twice before preemptively replacing expensive home systems that are still in serviceable condition. Roof replacements or window upgrades are pricey projects that often don’t add significant value at resale if the current roof/windows are still doing their job. Buyers certainly care that the roof doesn’t leak and the windows aren’t fogged – but they won’t pay dramatically more just because you put on a brand new roof right before selling. It may be tempting to tackle major upgrades, but experts agree it’s smarter to focus on cheaper cosmetic improvements and let the buyer handle larger repairs if needed. The Perna Team has seen many Novi sellers save thousands by negotiating issues like an aging roof in the inspection phase instead of replacing it upfront. Unless an item is truly at end-of-life or causing active problems, you can disclose it and price accordingly, rather than sinking money into a full replacement now.

A newly shingled roof in a Novi neighborhood. Big-ticket items like a roof replacement are costly and rarely return their full cost if the old roof is still sound. If your roof has no active leaks, it’s often wiser to leave it and let the buyer decide on future upgrades, rather than paying for a new roof right before you sell.
Extensive Landscaping or Outdoor Luxury Projects: First impressions matter, but you don’t need to landscape like it’s a botanical garden or add expensive outdoor features to sell your Novi home. Large landscaping overhauls – like installing new stone patios, elaborate flower beds, or a koi pond – typically cost more than you’ll get back in added value. In fact, overly elaborate gardens can even make buyers think of high maintenance. Keep the yard clean and simple instead: mowing, trimming, and a bit of fresh mulch will do wonders. Similarly, adding a hot tub or swimming pool in hopes of boosting value is usually a losing proposition; pools are expensive to install and many Michigan buyers weigh the short swimming season against upkeep costs. Unless your yard already has a pool that appeals to a specific buyer, skip the idea of adding one just to attract interest. Focus on basic curb appeal, not luxury magazine spreads.
Minor Cosmetic Blemishes: Every home has a few dings and imperfections. Don’t drive yourself crazy (or break your budget) trying to achieve a showroom-perfect look. Hairline cracks in the driveway or sidewalk? Most buyers know these are common in Michigan’s climate and rarely a deal-breaker. Outdated light fixture or cabinet hardware? You can update them cheaply for a fresh look, but you don’t have to splurge on designer fixtures – basic updates are often enough. And while a fresh coat of neutral paint can brighten a room, you don’t need to repaint every wall if your existing paint is in decent shape (though do tackle any wild colors or peeling paint). Remember that buyers aren’t expecting perfection; as one guide notes, a house doesn’t need to be in “showroom condition” and buyers will overlook minor cosmetic flaws, especially in a competitive market. Your goal should be to address anything that detracts from the home’s appeal, but not to obsess over every tiny nail hole or slightly worn carpet edge.

Focus on What Does Matter: Smart Pre-Listing Prep

Saving money by skipping low-ROI fixes doesn’t mean ignoring your home’s condition. The best strategy is to prioritize repairs that truly impact value and buyer confidence, and spend modestly on high-impact cosmetics. Here’s how to approach your pre-listing prep:

Address Major Defects and Safety Issues First: If your home has any significant problems that could scare off buyers or derail a sale, fix those issues before listing. For example, leaky roofs, foundation cracks, plumbing leaks, or outdated electrical hazards should be repaired. Likewise, safety concerns like mold, asbestos, or radon should be remedied in advance. Novi buyers – like all buyers – expect a home to be fundamentally sound. Taking care of these big-ticket repairs upfront not only makes your home more marketable but also prevents price negotiations or lost deals later due to inspection findings. The Perna Team can help you identify which issues are critical to fix in the Novi market versus which can be negotiated; often, fixing anything that impacts health or structural integrity is non-negotiable, whereas cosmetic age can be factored into pricing.
Make Low-Cost Enhancements for Great Impact: Once you’ve ensured the home is safe and functional, turn your attention to quick wins that make the property shine without heavy investment. A top recommendation is to give the home a deep cleaning and decluttering from top to bottom – an immaculate home feels well cared for. Next, fresh paint in neutral tones in key areas can yield a high return by making spaces feel new. In fact, simply repainting walls can dramatically improve the home’s appeal for very little cost. Consider updating or replacing anything obviously worn-out that is inexpensive: for instance, steam-clean or replace very stained carpet in main living areas (new carpet has a high perceived value for buyers walking in), or swap out an outdated kitchen faucet. Small investments in aesthetic improvements often pay off, making the property feel move-in ready without breaking the bank. Remember, you’re not doing a full remodel – you’re just polishing what’s already there.
Boost Curb Appeal – But Keep It Simple: First impressions start at the curb. Tidy up the lawn and front entry so buyers aren’t turned off before they walk in. But as mentioned, there’s no need for extravagant landscaping. A few planters of flowers, a power-wash of the driveway, and ensuring the porch light and house numbers are updated and visible can go a long way. These basic steps create a welcoming feel. Skip huge outdoor projects and stick to the basics of a well-kept exterior. The goal is to have buyers think “nice home,” not “oh, I’ll have to spend all weekend on yard work.”
Stage for a Lasting Impression: Rather than spending money on big renovations, invest some time (and maybe a little money) into staging your home effectively. This can be as simple as rearranging furniture to maximize space and light, adding fresh towels and a spa-like touch to bathrooms, and removing personal items so buyers can envision themselves there. The Perna Team has found that thoughtful staging often creates more buyer excitement (and higher offers) than costly renovations. If needed, we can advise on professional staging or virtual staging options to showcase your Novi home’s potential. Staging helps buyers visualize living in your home without the distraction of minor flaws.

Throughout your prep, keep this mantra in mind: buyers prioritize function over flair. As one source notes, buyers “often prioritize functional aspects over cosmetic flaws”. They would rather see that the furnace works well and the roof is solid than know you spent $50k on a new gourmet kitchen that still isn’t exactly to their taste. By focusing on the core maintenance and making your home inviting and clean, you’ll meet buyer expectations without overspending. In short, fix the must-dos, skip the nice-to-dos.

Novi Buyers’ Mindset: Insights from The Perna Team

With decades of experience in Novi real estate, The Perna Team has a finger on the pulse of what local buyers really want (and what they overlook). Here are a few insider insights to guide your decisions:

“Good Bones” Matter More Than Décor: Novi buyers in 2024–2025 are looking for homes that are well-built and well-maintained. They’ll forgive an outdated backsplash or carpet if the home has a solid roof, a dry basement, and a reliable heating/cooling system. We often remind sellers that a fresh coat of paint can hide an old style, but it can’t hide structural issues – so prioritize the latter. If your home has good bones, don’t stress over every cosmetic update. Buyers will see the value in a home that’s been cared for, even if the bathroom tile isn’t the latest trend.
Location and Layout Trump Upgrades: Remember that many people move to Novi for reasons like the excellent schools, safe neighborhoods, and convenient location. Those factors often rank higher than cosmetic upgrades. A family may accept a slightly dated kitchen if it means getting into a great subdivision near their preferred elementary school. Likewise, having a functional layout with enough bedrooms and bathrooms is more important than having a trendy open-concept living space in some cases. In other words, don’t overthink style at the expense of substance. If your home meets the buyer’s fundamental needs, it can sell well without fancy add-ons.
Buyers Envision Personalization: When touring homes, Novi buyers frequently tell us how they would “update this” or “change that” – they are envisioning making the home their own. This is a normal part of the buying process. By not over-upgrading, you actually leave room for the buyer’s imagination. If everything is brand new and top-of-the-line, some buyers worry they’re paying for upgrades that don’t fit their taste. An empty or simply decorated canvas often sells faster than a home with highly specific, expensive finishes that a buyer might rip out anyway. Our team has seen buyers fall in love with a house that needed a little cosmetic TLC because they could picture customizing it to their preferences.
Negotiation is an Option: Keep in mind, anything you choose not to fix can still be addressed later through negotiation. For example, if your appliances are older, a buyer might ask for a credit to replace one – which often costs you less than doing it yourself pre-sale. Or if the home inspection reveals an aging hot water heater, you can offer to pay for a home warranty. Buyers are willing to negotiate on minor issues, especially in a seller’s market, as long as they feel the home’s price reflects those conditions. The Perna Team excels at negotiating such terms to keep the deal together. We counsel our sellers that it’s perfectly fine to say, “We’ll address that in negotiations or via a credit,” rather than fixing everything upfront. This strategy can save you money while still satisfying the buyer.

By understanding this buyer mindset, you can approach your home prep more strategically. The Novi market’s competitiveness means buyers are more flexible and The Perna Team’s guidance ensures you make only the improvements that truly enhance your home’s marketability. Our goal is to help you maximize your sale price by smart targeting of your prep efforts – not by throwing money at every perceived problem.

Consult The Perna Team for a Personalized Pre-Sale Strategy

Every home is unique. Deciding what to fix (and what not to fix) before selling can be a balancing act, and it helps to have an experienced partner advising you. The Perna Team is here to be your trusted resource for crafting a pre-listing strategy tailored to your Novi home. We’ve assisted hundreds of Metro Detroit sellers and have seen first-hand which improvements wow buyers – and which ones simply aren’t worth it in our market.

Before you spend a dime on renovations, invite us for a personalized evaluation. We’ll walk through your home with a buyer’s eye and identify exactly what steps will have the biggest payoff. Often, our clients are relieved to learn they can skip costly updates and focus on a few key tweaks instead. We’ll help you prioritize repairs, suggest low-cost improvements if needed, and even connect you with reliable contractors or stagers if you do have work to be done. Our aim is to ensure your home is market-ready without overspending.

Selling your home is one of the biggest financial transactions you’ll undertake. With The Perna Team’s expertise, you can approach it with confidence, knowing you’re investing your time and money wisely. Reach out to us today for a consultation on prepping your Novi home for sale. We’ll help you decide what to fix and what to skip, so you can save money, reduce stress, and ultimately achieve a top-dollar sale.

Ready to make the most of your home sale? Contact The Perna Team for expert guidance on selling your Novi home – we’ll ensure you only fix what truly matters, and skip what doesn’t, to get you the best possible result in this exciting market. Your successful sale starts with the right strategy, and we’re here to craft it with you every step of the way.