How I Always Know Exactly What to Fix Before Listing
You know you've got to fix that hole in the wall, that dented piece of trim and that funky smell in the garage but it can be hard to stop yourself from turning a house prep into a full-blown renovation.
Some folks recommend getting a pre-sale home inspection or attending local open houses so you can get a better sense of typical conditions in your market.
Bryce suggests a simpler, more personal approach: host mock showings with your friends to simulate the experience of real buyers.
This works because it helps you depersonalize the process. When you’ve lived in a home for years, it’s easy to overlook small issues or stress about details buyers won’t even notice.
Top Tips to Make Mock Showings Work
1. Choose the right friends
The ideal guest is someone who’s bought a home recently, they’ll naturally think like a buyer. If that’s not an option, choose friends who visit your home infrequently. They’re more likely to notice things you’ve grown used to.
2. Ask them to record reactions in real time
Have each person jot down or voice note their impressions as they walk through — first impressions, concerns, hesitations. If you invite more than one person, ask them to tour separately. You’ll get more honest and diverse feedback without the groupthink.
3. Make your home presentable
Don't do mock showings in the middle of clutter or before cleaning day. You want your placeto resemble how it would look if you were actually showing it. That way, feedback will reflect what buyers would really see.
4. Prime your friends to be blunt
Let them know in advance that you want critical feedback. This isn't the time for politeness, it's the time for honesty. Assure them there are no hard feelings and that tough comments are doing you a favor..
5. Sort and act on the feedback
Once you’ve gathered the notes, look for patterns. What came up multiple times? What surprised you? Prioritize the issues that are most noticeable and most fixable and decide how you want to handle the rest.
Disclaimer: This article was produced by Folkpath and is based on interviews with the seller or publicly available information shared by the seller. Insights are based on the sellers personal experience or recommendations, summarised and edited for clarity.