If you are planning to sell your home in Richmond, Chesterfield, Henrico, or the surrounding areas, one of the biggest decisions you will face is this:

Do you sell your house as is, with no repairs and minimal preparation?

Or do you make a few strategic updates to improve how it shows and maximize your price?

In 2026, that choice matters more than it did over the past few years. The market is shifting, and buyers are becoming more selective again. Here is what you should know before you decide.

More Homes for Sale Means Condition Matters Again

Inventory has been climbing, and that changes the dynamic between buyers and sellers.

According to a recent forecast from Realtor.com, the number of homes for sale is expected to increase again this year. As buyers gain more options, they also regain leverage, which means they are paying closer attention to condition, presentation, and overall value.

When buyers have choices, small details start to matter more. Homes that feel move in ready tend to stand out. Homes that feel like projects often face more hesitation.

That is one of the main reasons many homeowners still choose to make at least minor improvements before listing.

Most Sellers Still Choose to Make Some Repairs

A recent study from the National Association of Realtors shows that most sellers do not list completely as is.

Two thirds of sellers made minor repairs or improvements before selling, while only about one third chose to sell as is.

Percent of sellers who made repairs before selling vs selling as is

This data highlights an important trend. Even in changing markets, most sellers recognize that small improvements can help protect their sale price and attract more buyers.

What Renovations Actually Pay Off (and Which Don’t)

If you are trying to decide whether to make updates before listing, this video breaks down the top renovations Richmond sellers tend to waste money on and what upgrades actually deliver value for local buyers:

What Selling As Is Really Means

Selling as is means you are telling buyers upfront that you do not plan to make repairs before listing and that you may not negotiate repairs after inspections.

That can absolutely simplify the process on your end. However, it also comes with trade offs.

Homes sold as is often:

• Attract a smaller buyer pool
• Receive fewer showings
• Sit on the market longer
• Generate lower offers
• Invite stronger negotiation from buyers

Trade offs of selling a home as is versus making repairs

Move in ready homes tend to attract more buyers, stronger offers, and smoother transactions. Homes that need work still sell, but often at a discount that exceeds the cost of the repairs themselves.

According to Zillow research, homes that are well presented and competitively priced typically sell faster and for more money.

The Decision Is Not One Size Fits All

Selling as is can still make sense in certain situations. For example:

• Inherited properties
• Major repairs that are not financially feasible
• Homes priced to reflect condition
• Investors focused transactions

The key is understanding how your specific home will be perceived in your local market and what buyers are currently responding to.

This is where professional guidance makes a difference.

How a Local Agent Helps You Decide

A knowledgeable local agent does more than list your home. They help you evaluate your options before you ever go live.

At Don Reid Properties, we help sellers:

• Compare estimated sale prices with and without repairs
• Identify high impact improvements that buyers care about most
• Avoid unnecessary updates that do not add value
• Position the home correctly for current buyer expectations
• Market the home effectively no matter which route you choose

If you decide to sell as is, we focus on highlighting the home’s strengths like location, layout, lot size, and potential.

If you choose to make updates, we help prioritize the improvements that typically deliver the best return based on current buyer behavior in the Richmond area.

Timing Still Works in Your Favor

Another important point to consider is timing. Spring traditionally brings the highest level of buyer activity. That means there is still time to make thoughtful improvements without rushing or over investing.

Strategic preparation now can help you hit the market at the right moment with confidence.

Bottom Line

Selling your house as is can still be the right move in certain situations. But in today’s market, it can also come at a cost.

You do not have to make repairs before you list. But you should fully understand what each option means for your final sale price and timeline.

If you are thinking about selling inRichmond, Chesterfield, Henrico, or the surrounding areas, let’s have a quick conversation about your home and your goals so you can make the best decision possible.

Thinking about selling and not sure whether to sell as is or make repairs?

📞 Call or text Don Reid Properties at (804) 929 4475
🌐 Visit: https://www.donreidproperties.com
📍 Serving Richmond, Chesterfield, Henrico, or the surrounding areas