Thinking about selling your home this spring?🤔 In Calgary, April through June is prime time for sellers, and a few smart choices can make a big difference in your final sale price. Let’s dive into what brings the best return on investment across three typical budgets.

Renovating to Sell: A Smart $10K / $25K / $50K Game Plan for Maximum Return.

One of the most common questions sellers ask is:
“Where should I spend money before selling to get the best return?”

The short answer: not where you think.💡
The long answer: strategic, well-targeted updates can significantly increase your sale price and reduce time on market — while over-renovating can actually hurt your return.

Below is a prioritized renovation game plan, broken down into $10,000, $25,000, and $50,000 budgets, designed to maximize resale value and buyer appeal — tailored to the Calgary market.

First, a Few Ground Rules for Renovating to Sell

This isn’t about creating your dream home — it’s about appealing to the largest pool of buyers.

When renovating for resale:

• Buyers pay for what they see and feel

• Clean, bright, and updated beats luxury every time

• Neutral sells faster and for more

• Over-customization = lower return

• Fixing obvious issues prevents price reductions later

💰 The $10,000 Game Plan

Goal: Make the home feel clean, fresh, and move-in ready

This budget delivers the highest ROI per dollar.

1. Fresh Paint Throughout ($2,000–$3,000)🖌️

• Neutral tones (warm whites, greige, light grey)

• Patch walls, paint ceilings if needed

• Refresh trim and doors

Why it works: Fresh paint is the single best return-on-investment upgrade.

2. Kitchen Refresh ($2,000–$3,000)

• Paint cabinets instead of replacing them

• New cabinet hardware

• Updated light fixture

• Simple backsplash refresh

Why it works: Buyers judge homes heavily on kitchens — this creates a modern feel without major cost.

3. Bathroom Touch-Ups ($1,000–$2,000)🛁

• New mirror and lighting

• Updated faucet and hardware

• Re-caulk and re-grout

• New toilet seat (small detail, big impact)

4. Flooring Improvements ($1,500–$3,000)

• Refinish hardwood where possible

• Replace worn carpet

• Professional tile and grout cleaning

5. Curb Appeal ($500–$1,000)🏡

• Paint the front door

• Clean up landscaping

• Pressure wash walkways

• Update house numbers and exterior lighting

First impressions matter — buyers decide emotionally within seconds.

💵 The $25,000 Game Plan

Goal: Stand out from competing listings

This budget positions the home as updated and market-ready, not just “well maintained.”

Start with everything in the $10K plan, then add:

1. Kitchen Upgrades ($8,000–$10,000)

• New countertops (quartz is popular)

• Updated sink and faucet

• Under-cabinet lighting

• New or refreshed stainless appliances

2. Bathroom Improvements ($4,000–$6,000)

• New vanity and countertop

• Updated flooring

• Modern lighting and fixtures

3. Lighting & Hardware Throughout ($1,500–$2,500)

• Replace dated light fixtures

• Consistent door handles and hinges

• Brighter, warmer bulbs

4. Exterior Enhancements ($1,500–$2,500)

• Garage trim refresh

• Landscape beds cleaned up

• Simple pathway lighting

💵💵 The $50,000 Game Plan

Goal: Create a true “move-in-ready” home that attracts strong offers

This budget is about polish and consistency, not luxury.

Start with everything in the $25K plan, then add:

1. Full Kitchen Upgrade ($15,000–$20,000)

• New or refaced cabinets

• Quartz or stone countertops

• Updated backsplash

• Mid- to high-range appliances

2. Bathroom Renovation ($8,000–$12,000)

• Tiled tub or shower surround

• Glass shower doors

• Modern vanities and mirrors

• Improved lighting

3. Flooring Overhaul ($8,000–$12,000)

• Consistent flooring throughout main living areas

• Engineered hardwood or quality luxury vinyl plank

4. Exterior & Curb Appeal ($3,000–$6,000)

• New or upgraded front door

• Landscape lighting

• Updated exterior fixtures and mailbox

5. Mechanical & Functional Improvements ($2,000–$4,000)

• Furnace and HVAC servicing

• Hot water tank tune-up

• Smart thermostat

• Electrical or plumbing fixes flagged by inspection concerns

These don’t always add value — but they prevent buyers from negotiating hard later.

Bonus: Presentation Still Matters

Even without a renovation budget:

• Declutter and depersonalize

• Deep clean every space

• Maximize natural light

• Keep furniture minimal and well-placed

Homes that show better sell faster and for more.  We are in a balanced/buyers market now in Calgary (most categories), so making your home stand out amongst the rest is very important if you want to sell and even more important if you want to sell quickly.

What Not to Spend Big Money On

These often deliver poor resale returns:

• Luxury or custom renovations

• Over-personalized design choices

• Pools

• Solar panels

• DIY work that looks DIY

Final Thought

The best renovation strategy isn’t about spending more — it’s about spending smart.

Focus on:

• What buyers see

• What buyers touch

• What buyers fear (repairs and condition)

If you’re considering selling and wondering where your renovation dollars will go the furthest, a customized plan can make all the difference.

If you want, I can:

• Tailor this plan to your specific home

• Build a pre-listing renovation checklist

• Help you decide what’s worth doing — and what to skip

Just reach out.

First off, I would like to give credit to Bryan Statt from AREA who wrote this article.  Thank you Bryan!  It is great information to share as these questions often come up!!

So what happens if a buyer wants to purchase a home which has a fully developed basement but no permits?  Or conversely, what happens if I wish to sell my home and there is no permit for my new back deck and now the RPR will be non-compliant?  There are several remedies available and the article below touches on what those are and how they may impact a sale…..here is Bryan’s article:

Asking permission is rarely the preferred posture of any red-blooded human being. However, we spend much time in our lives doing exactly that. The permitting process at any municipality is precisely that, asking permission from the government to build, renovate or use something in a specific way, and as verification of that permission being granted a permit is given after bylaws, safety and building codes, or regulations are consulted. Let’s look at some sticky issues surrounding permits that can affect real estate.

Get Permits

It may seem obvious, but the easiest way to resolve a lack of permits issue with a seller is for the seller to seek the permits after the fact. Full disclosure, not all municipalities will allow retroactive permit applications for all permit types, but it is worth a try. For example, if the seller built a deck at the back of the house with the help of a bunch of buddies incentivized by a 6-pack and pizza, they likely never applied for a permit from the city first. When they go to sell the home, the standard purchase contract has the seller making a warranty that they don’t know of a lack of permits for development on the property, plus when an RPR is sent for compliance at the city, they will flag it as non-compliant for lack of a permit. Depending on the permit, the municipality may allow the property owner to apply for a retroactive permit. However, there is always an additional cost to doing things in the wrong order, so the process is normally more expensive in this direction. Getting this done pre-listing will show diligence on the seller’s part and provide the buyer peace of mind.

Disclose

Timing may be an issue with getting the permits, or perhaps the municipality does not offer retroactive permits, but the property still needs to be sold. The only option is to disclose. One of the REALTORS® responsibilities is to help the client to comply with their warranties. As mentioned, the seller will be making warranties by default that there is no lack of permits for development on the property, so the seller and the REALTOR® have a problem if the lack of permits goes unmentioned. Where the seller cannot or will not get permits for development already completed on the property, that statement should be made in additional terms in both the listing agreement as well as any resulting purchase contracts, superseding the seller’s warranties in this regard and allowing both the seller’s brokerage to be prepared for questions, and the potential buyer to conduct their due diligence concerning the development that is missing the permits.

Title Insurance

One of the insurance products available to purchasers in the real estate market is title insurance. Although title insurance is traditionally used to cover defects on the title unknown to the purchaser at the time of purchasing the policy, a typical homeowner’s policy also may cover title fraud, registration forgery, encroachments, and for our purposes here, lack of permits for development where the municipality ultimately requires removal of remediation. The title insurance option is good for the buyer to discuss with their lawyer and review the policy. Still, it does not relieve the seller of their responsibility to disclose. Now someone will email me and say that title insurance only covers unknown issues to the buyer and won’t work. However, that is not the whole story. Most title insurance policies will cover known and unknown common defects like those actively disclosed in a purchase contract on a case-by-case basis, so it should be considered.

The unspoken best practice here would be for the property owner to get proper permits before the work starts. Even though the permitting process can be demanding, it still beats the extra costs associated with retroactive permitting, title insurance, or even reduced sale prices when the owner decides to sell. At least for this issue, it is always best to ask permission than to beg forgiveness.

Please call me if you have any questions relating to this topic or any other real estate questions! Thank you.

Colin Morgan - 403 354-3318

https://albertarealtor.ca/practically-speaking/blog-what-must-i-do-when-the-property-lacks-permits

*This information is produced for members of the Alberta Real Estate Association as best practice. The content may be time, location or situation-specific. (Bryan Statt - AREA Manager)

As a REALTOR® in Calgary, I work with home sellers every day who are navigating a market that’s shifting from a seller’s market to a more balanced environment. Many sellers hold onto outdated assumptions that can cost time, money, or even a sale. Here are the top 10 misconceptions I hear most often — and my insights on how to approach them.

1. “Buyers will still pay top dollar if they really love my home.”

In a buyer’s market, buyers have options. Even if they love your home, they won’t ignore the comparable sales or other inventory. Overconfidence can lead sellers to overprice and get fewer showings. A realistic price paired with good marketing is far more likely to attract serious offers.

2. “I should price high so I have room to negotiate.”

Overpricing is one of the most common mistakes I see. Buyers are quick to bypass homes that don’t offer clear value. Starting too high often means missing your window of interest from motivated buyers. Competitive pricing, informed by current market data, is key to generating multiple offers and achieving a strong sale.

3. “If someone wants it, they’ll make an offer.”

When supply is high, buyers feel no urgency. Even highly desirable homes can sit if they’re slightly overpriced or need work. Silence on your listing doesn’t mean there’s no demand — it often means buyers have moved on to other options. Active marketing and presentation make a big difference in attracting attention.

4. “My neighbour sold for X, so I should too.”

Every property is unique, and the timing and conditions of your neighbour’s sale may not reflect today’s market. Benchmark prices, supply, and buyer behavior vary by sector — detached, semi-detached, row, and condo markets are all performing differently in 2025. Sellers who rely on outdated comps often find themselves needing to reduce price later.

5. “I can wait it out — the right buyer will come.”

Time on market works against you in a buyer’s market. Homes that linger begin to feel “stale,” and buyers assume something is wrong. Waiting may also mean your home competes with more listings, as supply continues to build. Proactive adjustments — whether pricing, repairs, or staging — tend to produce better outcomes.

6. “I don’t need to fix anything — buyers can make their own improvements.”

Buyers now expect homes to be in good condition because they have more choices. Deferred maintenance or visible issues tend to result in lower offers or fewer showings. Even small cosmetic improvements like fresh paint, decluttering, or minor landscaping can make a significant difference in attracting buyers and increasing perceived value.

7. “Upgrades always equal a higher selling price.”

Some updates, like modern kitchens or bathrooms, may boost your appeal, but not all upgrades guarantee a higher offer. Luxury or highly personalized renovations often don’t appeal to the broader buyer pool. In a buyer’s market, thoughtful, cost-effective improvements that enhance presentation are usually a smarter investment than large, high-cost remodels.

8. “Staging doesn’t matter.”

Staging is even more critical when buyers have options. Homes that are thoughtfully staged tend to show better online, attract more showings, and leave a stronger impression during visits. For condos and row homes, staging can make the difference between blending in with the competition and standing out as a top choice.

9. “Any offer is insulting if it’s a lowball.”

Low offers in a buyer’s market aren’t personal — they’re often just starting points. Counteroffers can quickly move negotiations toward fair value. Ignoring or rejecting early offers can sometimes mean losing the only interested buyer in a competitive week, so it’s important to respond strategically rather than emotionally.

10. “The market will bounce back soon — I don’t need to adjust.”

Calgary’s market is transitioning gradually. Certain sectors, particularly condos and row homes, are experiencing increased supply and pressure on prices. Sellers who act proactively — adjusting pricing, improving presentation, and marketing effectively — are much more likely to achieve strong results than those who wait for “last year’s market” to return.

Final Thoughts: What CREB’s September 2025 Data Is Telling Us About Different Housing Sectors

From my perspective as a Calgary REALTOR®, the September 2025 CREB data confirms that the market is shifting unevenly. How your property performs depends heavily on the type of home you’re selling.

Apartment / Condominium

• Months of supply: 5.0 months (calgarylistinghub.ca)

• Benchmark price: $322,900, down 6.4% YoY (creb.com)

• Implication: Expect more negotiation room. Pricing strategically, offering incentives, and highlighting your unit’s best features are critical to standing out in a crowded market.

Row Homes / Townhouses

• Months of supply: 3.6 months

• Benchmark price: $437,100, down 4.8% YoY

• Implication: Row-home sellers are in a more balanced, possibly buyer-favourable market. Staging, clear differentiation, and realistic pricing are key.

Detached Homes

• Months of supply: 3.7 months

• Benchmark price: $749,900, down ~1% YoY

• Implication: Detached-home sellers have more leverage than those in denser housing types. You still need competitive pricing and effective marketing but don’t usually need to deeply discount.

Semi‑Detached Homes

• Months of supply: ~4.0 months

• Benchmark price: $684,800, up 0.9% YoY

• Implication: Semi-detached sellers have moderate leverage. Strong marketing and highlighting the home’s advantages remain important, while negotiation may still be necessary.

Bottom Line: October 2025 CREB Data

According to October 2025 CREB® data, Calgary’s market continues to balance:

• Total inventory: 6,471 units

• Months of supply: 3.4 months (creb.com)

• Benchmark price (all residential types): $568,000, down ~1% from September and 4% YoY (creb.com)

What this means for sellers:

• Multi-offer bidding wars are no longer the norm; buyers have choice and can take their time.

• Successful sales now depend on realistic pricing, strategic marketing, property presentation, and a willingness to negotiate.

While the advantage has shifted, sellers with well-prepared homes and a smart strategy can still achieve strong results in Calgary’s current market.