Most of this comes from the construction side, not the sales side — the things a contractor's eye catches that a straight listing agent might not think to mention.
Not everything you fix before selling pays you back. Cosmetic work near the entry and kitchen tends to matter most; structural or mechanical issues matter more than any of it if they're the kind a home inspector will catch.
Framing that's slightly out of plumb, water intrusion signs around grading, roofing near the end of its life — the kind of thing that surfaces in an inspection report and stalls a deal if it's a surprise to everyone at that point.
From prep to closing, a normal listing in this market moves in stages — pricing and prep, active marketing, offer and negotiation, then the closing process itself. I'll walk you through what that actually looks like for your specific situation, not a generic script.
Comparable sales tell part of the story. What's actually behind the walls tells the rest. I price with both, so the number we land on is one that holds up through inspection and appraisal.