reating the right look, touch, and feel is key to ensuring that our clients’ properties are presented in the best possible light.
Sometimes that means a fixer will just be shown as a fixer. For us, however, it will be one that’s clean, bright and open. We’ll stress the property’s potential by imagining the space as it could be and arm buyers with the knowledge of what steps are needed to get there.
Check out some examples below including one where we bested early estimates and ended up closing at nearly $1M over (a realistic) list price.
But most times our clients’ properties are livable and decent enough. The key to getting a sale price that is truly special is by presenting spaces that have that extra “it” factor — spaces that will inspire buyers into action emotionally.
Before you think that updating is cost-prohibitive and too time-consuming, think again. We have access to a network of trades professionals and vendors who our various clients have retained to transform their properties into showcase ones by following a tailored preparation plan that we've created taking our clients' budgets, timelines and goals into consideration.
Take a look at some of our most notable examples below.
Why Investing in Your Property Leads to Better Outcomes. It’s a Better Quality Type of Thing.
- What: 3-Bed, 1-Bath, No Parking
- Where: 714 Page Street
- When: 2018
- What: Kitchen cabinets + counters, Bathroom finishes, new tile, Hallway lights, Lighting fixtures, Repainting, sound dampening, Refinishing wood floors
- Previous Purchase Price: $610,000 (2012)
- Pre-reno/As-Is Market Value Estimate: $1,000,000
- Renovation Cost: $70,000
- Renovation Duration: 3-4 weeks
- Sale Price: $1,375,000 (July 2018)
Befores and Afters On Page Street
Our clients, a government attorney and a nurse practitioner, bought their home as a tenancy-in-common a few years before they met us. A job relocation necessitated a move. Their ground-floor 3-bed, 1-bath converted condominiums that was solid and functional but also dark and dated.
Using existing custom cabinets and systems we proposed a series of cosmetic changes that would boost the value of our clients' property that included painting and reconfiguring custom kitchen cabinets, swapping out a pedestal sink for a floating vanity, and — perhaps most important — updating the home's lighting.
- What: 2-Bed, 2-Bath, 1 Parking
- Where: 375 15th Avenue
- When: 2017
- What: Kitchen, Living Room, Bedrooms, Bathrooms, Hallway, Lighting, Repainting, Recarpeting, Install Wood Floors
- Pre-reno/As-Is Market Value Estimate: $800,000
- Renovation Cost: $70,000
- Renovation Duration: 4-5 weeks
- Sale Price: $1,340,000 (May 2017 after 3 days on the market)
Befores and Afters On 15th Avenue
Our clients, an office manager and former realtor, both based in Seattle, contacted us to help them value, clear-out, prepare, remodel, and sell this top-floor 2-bed, 2-bath vintage1980s condominium that was functional and very dated — all from a distance as they were in Seattle the entire time.
Using existing custom cabinets and systems we proposed a series of cosmetic changes that would boost the property's value that included painting kitchen cabinets, replacing appliances, swapping out bath vanities and installing new LED mirrors, installng new wood floors (with sound dampening material) and updating the condo's lighting.
- What: 3-Bed, 1-Bath, 1-2 car Parking
- Where: 1618 Church
- When: 2022
- What: Kitchen, Living Room, Bedrooms, Bathrooms, New Laundry in Bathroom with changed door positioning, Lighting, Repainting, landscaping and yard update
- Pre-reno/As-Is Market Value Estimate: $1,800,000
- Renovation Costs: $40,000
- Renovation Duration: 4-5 weeks
- Sale Price: $2,500,000 (Feb 2022 after 5 days on the market)
Befores and Afters On Church Street
Our clients, a physician and a banker, bought their house at 1618 Church Street after they met us at our open house across the street at 1617 Church Street, which is another example in and of itself of this point where our clients saw a $400,000 gain after 2 years of ownership and in an investment of about $30,000 of updates, painting and staging we helped orchestrate.
In this case we took a decent 3-bed, 1-bath home with a huge garage, downstairs laundry and a massive garage that they bought for $1.74M in 2016. They did some updates to the kitchen and made their garage less scary. But when they left at the end of 2021 to move back to the South to be nearer to family, we came up with a specific plan to which they objected to various line items but having said their peace, let us do our thing.
After asking what the need was for switching all the plate covers in the home to the concealed screw ones, which are five times more expensive than the cheap-o ones and why smaller main level laundry and lighting were important.
So when the pre-emptive offer came in some $800,000 over asking with the buyers complimenting on how much they liked the finishes, colors and presentation our clients quickly understood why we do what we do.
We know the market is no longer the same, but the point stands. We’ve seen the high-ROI returns on quality staging, good paint and sharp, on-point and stylish hardware and lighting — as much as 30X in some cases.
Some potentially relevant links and pages to consider
Evaluating San Francisco Properties + Renovating and Construction in San Francisco: An Overview with Kevin Ho +Jonathan McNarry
Evaluating San Francisco properties, spotting a property’s potential and how remodeling works in SF (generally speaking).Delving Deeper. Evaluating, Updating and Renovating San Francisco…
Strategic Updates and Before and Afters with Kevin Ho + Jonathan McNarry, Vanguard Properties, San Francisco
Strategic updates for getting your property ready for sale by creating the right look, touch, and feel is key to ensuring that our clients’ San Francisco properties are presented in the best possible light with Kevin Ho and Jonathan McNarry, top producers, realtors, and property sales experts at Vanguard Properties.