Pre-listing repairs worth doing in Maryland.

Spending money before you list only pays off if it solves a real problem or removes a real objection. Here's the ROI data for Mid-Atlantic markets and the Maryland-specific items that are worth addressing before the first showing.

1. Three things to always handle before listing

1. Deferred maintenance the inspector will find anyway. Anything actively broken — leaking faucet, dead GFCI, broken pane — gets flagged and re-negotiated. Fix it up front for less than the eventual concession.
2. Smell. Pet odor, mildew, smoke. Buyers don't articulate this; they just don't make offers. Deep clean, replace HVAC filters, address any moisture source.
3. Curb appeal basics. Mulch, hedges, working porch light, a power-washed walkway. First impression sets the price expectation for everything inside.

2. What the Cost vs Value data says

Remodeling Magazine's annual Cost vs Value Report tracks how much a typical home-improvement project's cost is recovered at resale across U.S. regions. Selected Mid-Atlantic figures from the 2024 report [1]:

Translation: the smaller, exterior-focused projects (minor kitchen refresh, garage door, curb appeal) frequently recover their cost or more. Major remodels almost never do — you do them because you want them, not because they sell the house for more than they cost.

3. Maryland-specific items

• Radon mitigation. Maryland sits in a high-radon region, with much of central Maryland in EPA Zones 1 or 2 [3]. A buyer's inspection will almost certainly include a radon test. If you've never tested, do it pre-listing — and mitigate if needed (~$1,000–$2,500). Buyers will negotiate harder over a 4.5 pCi/L reading than they would have over a known-mitigated home.
• Oil tank. If the house ever had oil heat and the tank is still in the ground, get documentation. An abandoned, leaking tank can be a five-figure remediation. Confirmed-cleaned tanks with documentation are a non-issue.
• Lead-based paint disclosure prep (pre-1978 homes). Federal law requires you give buyers the EPA pamphlet and a 10-day window to inspect [4]. Have a recent risk assessment in your seller's package — many Baltimore City rowhomes already do.
• Basement waterproofing. Visible efflorescence or staining on basement walls reads as "active leak" to most buyers even when the problem is cosmetic. Address it before listing — paint with masonry sealer, fix the actual moisture source if there is one.
• Septic systems. If you're on septic (common in St. Mary's, parts of Anne Arundel, and rural Howard), get the system pumped and inspected before listing. Failed-septic discoveries late in escrow blow up deals.

4. The trap of over-improving

Every neighborhood has a price ceiling — the highest sold comp for similar square footage and lot size. A renovation that pushes your home above that ceiling rarely returns the spend. Two examples:

• $80K kitchen remodel in a neighborhood where the highest recent sold is $450K? You may add $30K of perceived value and have spent $80K to get there.
• Adding a primary suite addition in a neighborhood of 3-bedroom rowhomes? The market won't pay you back for the bedroom you no longer have.

Match the improvement to the comp set, not to your taste.

5. What pays off instead of major remodels

• Fresh paint. Neutral palettes (warm whites, soft grays, light putty). Whole interior typically $4–$8K depending on size; almost always returns the cost.
• Floor refinish or replacement. Sand-and-refinish original hardwoods is one of the highest-ROI moves in Baltimore rowhomes specifically.
• Lighting upgrades. Replace dated fixtures (especially brass that screams the 90s). Inexpensive, dramatic visual impact.
• Cabinet hardware + kitchen paint. A few hundred dollars in pulls/knobs + a coat of paint on existing cabinets is often the highest-ROI kitchen update.
• Professional staging. Particularly for vacant homes. Stages cost a few thousand for one to two months; the impact on photos and showings often returns multiples.
• Pre-listing inspection. See the related guide on when a pre-listing inspection pays off.

6. What to skip

• Custom anything. Custom paint colors, custom built-ins, custom landscaping. Resale wants neutral.
• Pools (in most MD markets). Net-negative to value for many buyers; maintenance cost is a turn-off.
• Solar panel installs done late. If they're not already there, the payback period is too long to add for resale.
• Sun rooms, three-season additions, and other expensive add-ons rarely recover their cost per most Cost vs Value reports.

Cost-vs-value ROI estimates are national/regional averages and vary materially by specific market, scope, and execution quality. This guide is general information for Maryland sellers and is not financial or contracting advice. Consult licensed contractors for project-specific bids and a Maryland real estate professional for ROI specific to your block. Evan Kundrat is a Maryland-licensed real estate salesperson (Lic. #5003434) at Keller Williams Flagship of Maryland (Designated Broker: Barry Hess, Lic. #517943). Equal Housing Opportunity.

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