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If your goal is to maximize your profit when you sell, we need to talk about strategic prep work in addition to staging. Depending on your home, your goals, your timeline, and your budget, this could be as simple as a fresh coat of paint in a few bedrooms — or, if your goal is to be what I call the “cream puff” of the weekend (the listing buyers walk into and immediately say “I have to have this home”), we may be looking at strategic kitchen updates, wow-factor lighting, and mini reno’s like flooring updates. Either way, we got you.
Why Listing Prep Often Pays Back
The research is consistent. The National Association of REALTORS®, HomeLight’s annual agent survey, and the Journal of Real Estate Research all point in the same direction: well-prepared homes tend to sell faster and closer to asking price than under-prepped ones.
The same is true in the Denver Metro area. We are still seeing well-prepped homes clearing at or above asking in days. Under-prepped homes sit longer, take price reductions, and eventually sell at the lower number. In this current market, the gap between the two often runs $30,000–$60,000 on homes priced $500K–$700K.
That means a $10K–$30K prep investment, executed well and priced correctly, has real potential to return 2–4x.
Of course, real estate returns aren’t guaranteed. Markets shift, comps move, every home is different. Prep is an investment — not a sure thing. What we can commit to is putting the math in your favor by focusing only on the improvements with the strongest expected return for your specific home.
What Our Process Looks Like
That’s why LaDawn brought me onto the team. I help evaluate the ROI for improvements and create a specific plan based on your home, your market, and your budget. And because moving is already hard, I handle the project management — everything from getting quotes to picking paint colors — so you can carry on with your busy life.
Our process was developed leveraging AI and validated by LaDawn and my experience.
When you work with LaDawn, the full pre-listing process is built in:
- ROI analysis — for every recommended improvement, we analyze cost range, expected lift, days-on-market impact, and projected return. You see the math before you spend a dollar.
- Vendor quote coordination — paint, flooring, lighting, roofing, electrical. We tap our trusted local network for quotes and handle the back-and-forth so you don’t have to chase contractors.
- Design selections — from selecting standout lighting, to a backsplash that transforms your kitchen, to the front door color that makes your curb appeal pop. Every selection is made with one goal: maximize your home’s appeal to the right buyers.
- Day-to-day project management — sequencing the work, coordinating vendors, keeping the schedule, handling the inevitable surprises. Included in our engagement, not billed separately.
The full plan is tailored to your budget and your timeline. There’s no minimum spend — we work with what you have and focus on the items most likely to earn the highest return.
“But how do we pay for the work?”
It’s the question we hear most often. Most sellers haven’t been saving up for a $10K–$25K prep project the year before they list.
The good news: you have options. In addition to a traditional HELOC, Coldwell Banker recently partnered with Notable to offer our listing clients a program called Concierge — built specifically for pre-listing prep work, with no monthly payments and everything paid in one lump at closing. We’ll walk you through what fits your situation when we get started. (Bigger-picture financial decisions should also go through your CPA — they’ll know how the choice fits your broader picture.)
We’ll have a dedicated post on funding options coming soon for anyone who wants the deeper breakdown.
A Note Before You List
If you’ve been thinking about selling and feel overwhelmed by where to start, let’s walk through it together. We’ll map out a prep plan and projected ROI for your specific home — and from there, you’ll have the numbers you need to make decisions with clarity and confidence.
Call or text LaDawn at 720-915-2619 — whatever works best for you.
About Us
LaDawn Sperling, REALTOR® with Coldwell Banker Realty, provides full-service home staging and listing prep for her real estate clients across the west Denver metro area — including Lakewood, Wheat Ridge, Arvada, Littleton, Golden, Evergreen, Morrison, Englewood, Westminster, and Highlands Ranch. Home staging, design, and project management is led by Dana Gutwein, our team designer. Contact LaDawn with questions about how we can help prepare your home for success.
