Half-day refresh (typical 1–3 BR home): $450–$750
Smaller homes with a moderate punch-list — drywall patches from removed pictures, caulk and grout refresh in one bathroom, touch-up paint, hardware tightening, basic curb appeal fixes. We knock out 8–15 items in a half-day visit. The property is show-ready by close of business.
Full-day refresh (typical 3–5 BR home): $750–$1,400
Standard suburban home prep. Includes everything in the half-day plus deeper bathroom recaulking, full-room touch-up painting, deck board replacements if needed, fence and gate fixes, and a more thorough exterior power-wash and curb-appeal pass.
Two-day comprehensive (larger or deferred maintenance): $1,400–$2,500
Bigger homes or properties where seasonal maintenance has been deferred — multiple rooms of touch-up, full bathroom recaulking, exterior carpentry, fence and gate replacement, deck stair and railing repair, a real exterior power-wash, and inspection-ready cosmetic fixes throughout.
Per-room cosmetic refresh (when only one or two rooms need work): $200–$500
Powder rooms, primary bathroom alone, or a single bedroom with paint and minor drywall. Sometimes a seller wants to focus budget on just the rooms that show worst in listing photos.
Post-inspection / buyer-requested fix list: Quote on scope
After the inspection comes back, the buyer has a list. We work it — drywall, plumbing fixture swaps, GFCI replacements, door alignment, hardware tightening. Bundling these in one visit is much cheaper than scheduling separate trades.
Why the ROI math works
Every $1,500 in pre-listing repair typically prevents $5,000–$15,000 in buyer negotiation leverage. Inspection items become "as-is" deductions. Listing photos with peeling caulk and a cracked baseboard tell buyers the whole house has been neglected. A clean punch-list visit fixes the perception. Built from a real estate flipper's eye for which fixes actually move price.
