I've helped several homeowners get their Byron Bay properties ready for sale recently, and there's always panic about what needs fixing versus what can wait. Last month I worked with a couple in Suffolk Park who were stressed about a long list of "problems" their real estate agent had mentioned.
What Real Estate Agents Actually Care About
After working on a few pre-sale properties, I've started to understand what agents focus on versus what they mention just to cover themselves.
The Suffolk Park job taught me this - the agent's list had 15 items, but when I looked at them, only 5 actually mattered for the sale. Things like a loose deck board or sticky cabinet door can put buyers off, while a slightly faded fence doesn't really affect anything.
First Impression Fixes That Matter
Working on properties around Byron Bay, here's what actually impacts buyer perception:
- Front door and entry: If the door handle is loose or the lock sticks, buyers notice immediately
- Kitchen cabinet doors: If they don't close properly, it looks like the kitchen needs work
- Bathroom door locks: Buyers always test bathroom locks - if they stick or don't work smoothly, it's a red flag
- Deck safety: Any loose boards or wobbly railings make buyers worry about costs
- Basic electrical: Light switches that don't work or power points that are loose suggest bigger problems
What Not to Waste Money On
A client in Bangalow recently asked about painting their entire deck before sale. The deck was functional and safe, just looked a bit weathered. I told them honestly - save the $800, it won't add to the sale price.
Similarly, fixing cosmetic issues that buyers will likely change anyway (like old light fixtures or dated door handles) often isn't worth the expense unless they're actually broken.
The 10-Minute Buyer Walk-Through Test
Here's something I learned from a real estate agent in Byron Bay - buyers make up their minds in the first 10 minutes. They're looking for reasons to say no, not reasons to say yes.
So focus on things that will make them think "this place is well-maintained" rather than "I wonder what else is wrong here."
Byron Bay Market Expectations
Coastal properties have different standards. Buyers expect things to show some wear from salt air, but they want to see that it's been properly maintained.
Recently I worked on a property sale in Ocean Shores where we focused on:
- Making sure all outdoor hardware was secure (salt air damage obvious)
- Checking deck boards weren't loose or splintered
- Ensuring all door and window locks worked smoothly
- Fixing any obvious water damage or staining
Quick Fixes vs Big Projects
Most pre-sale work I do is small stuff that makes a big difference:
$50-150 fixes that help:
- Tighten loose door handles and cabinet doors
- Replace sticky or broken locks
- Secure loose deck boards or railings
- Fix basic electrical issues
$500+ jobs that usually aren't worth it:
- Full deck restoration (unless structural issues)
- Kitchen renovations (buyers often want their own style)
- Cosmetic painting (unless covering damage)
- New fixtures that work fine but look dated
Timeline Planning
Don't wait until the week before listing. I had a call from someone in Bangalow who wanted everything fixed in 3 days before their first open house. Some issues take time to source parts or need to dry/cure properly.
Give yourself at least 2 weeks to identify and fix issues properly.
Selling your Byron Bay property? Call me on 0481 457 271 for honest advice about what's worth fixing versus what you can skip. I've seen enough pre-sale jobs to know what actually matters.