Welcome back! In Part 1, we covered five common myths that cost sellers time, money, and peace of mind. Now let's tackle five more misconceptions that could be standing between you and a successful home sale.
Myth #6: A Major Renovation Will Pay for Itself
You walk into your kitchen and cringe. The cabinets are outdated, the appliances have seen better days, and you're convinced no one will buy your home unless you drop $20,000 on a complete remodel.
Stop right there.
Major renovations before selling rarely give you the return on investment you're expecting. Sure, a brand-new kitchen looks great, but here's what most sellers don't realize: appraisers don't factor in the cost of your fancy new appliances or custom countertops when determining your home's value. They're looking at square footage, location, and comparable sales.
Plus, tastes vary wildly. What you think is a stunning modern design might be exactly what turns off your ideal buyer. Knocking down walls might seem easy, but putting them back up? Much harder. You could spend months and thousands of dollars creating something that the next owner immediately wants to change.
Instead, focus on smaller improvements that make a difference. Resurface those cabinets instead of replacing them. Upgrade the sink and fixtures. Make sure everything is clean and functional. If an issue comes up during inspection, you can offer a credit to keep the deal moving forward—which is usually faster and easier than a complete renovation.
Myth #7: Converting Your Garage Into an ADU Adds Instant Value
Accessory dwelling units (ADUs) are having a moment. With the rise of short-term rentals and multigenerational living, converting a garage or basement into a separate living space sounds like a smart investment.
Here's the problem: you could spend six figures adding electrical, plumbing, and finishing touches to create that ADU, only to discover it adds almost nothing to your home's appraised value. Why? Because that converted square footage can't be added to your home's total square footage by an appraiser.
You're also limiting your potential buyer pool. Not everyone wants an ADU. Some buyers specifically don't want one because of the maintenance, the zoning complications, or HOA restrictions on short-term rentals. You might even run into city ordinances that restrict how these spaces can be used.
If your sellers are set on upgrading before selling, suggest they invest in the kitchen and bathrooms instead. Those renovations have a much better track record for improving home value, and they appeal to virtually every buyer out there.
Myth #8: Get Pre-Approved After You Find Your Dream Home
Here's a scenario that plays out too often: buyers fall in love with a home, submit an offer, and then discover they can't actually qualify for the mortgage they need. Or their pre-approval letter is from a sketchy online lender that no listing agent takes seriously.
Getting pre-approved isn't just a formality—it's your ticket to being taken seriously in a competitive market. It shows sellers that you're a legitimate buyer who can actually close the deal. Without it, you're asking sellers to take their home off the market and put their faith in a complete unknown.
Even cash buyers need to show proof of funds. Sellers want to know the money is real and available, not tied up in investments that take weeks to liquidate. A solid pre-approval letter from a reputable lender can make the difference between your offer getting accepted or tossed aside for someone who came prepared.
The pre-approval process doesn't take long, but it can save everyone involved a massive headache. Nobody wants to fall in love with a home only to find out financing won't work. And sellers don't want to waste weeks in contract negotiations with a buyer who can't actually close.
Myth #9: Bigger Brokerages Mean Better Marketing
There's this persistent idea that working with a massive national brokerage means your listing gets better exposure than going with a smaller, local firm. The logic seems sound—bigger company, bigger reach, right?
Not quite. Thanks to MLS syndication, your listing gets pushed out to all the major real estate websites regardless of your brokerage's size. Zillow, Realtor.com, and dozens of other high-traffic sites pull listings directly from the MLS. Whether your agent works for a boutique firm or a national franchise, your home gets the same online exposure.
What actually matters is the quality of your listing and what your agent does beyond the basics. Are they creating compelling listing descriptions? Taking professional photos? Using social media strategically? Sending targeted mailers to the neighborhood? These are the things that make a difference, and they have nothing to do with the size of the sign in your yard.
Smaller brokerages often provide more personalized service because they're not juggling hundreds of agents and thousands of transactions. Your agent has the time and flexibility to focus on what makes your home unique and market it accordingly. Results speak louder than brand recognition.
Myth #10: Basic MLS Photos Are Good Enough
Some agents still believe that a few decent smartphone photos uploaded to the MLS will get the job done. After all, that's how it worked for years, right?
Here's the reality: 97% of homebuyers start their search online. They're scrolling through dozens, if not hundreds, of listings. Your home has seconds to grab their attention, and grainy photos with bad lighting aren't going to cut it.
Today's buyers expect professional photography. They want floor plans so they can visualize the layout. They want drone footage to see the property and neighborhood. They want 3D tours so they can walk through the home from their couch at midnight in their pajamas.
This isn't about being fancy—it's about meeting buyers where they are. The real estate landscape has evolved, and buyer expectations have evolved with it. Homes with professional photography and virtual tours get more views, more showings, and often sell faster and for more money.
Many real estate photographers offer packages that include twilight shots, drone footage, Matterport 3D tours, and detailed floor plans. There are also tools like Zillow's 3D home tour feature that make it easier than ever to showcase properties digitally. If your listing photos still show snow on the ground and it's summer, you're not doing yourself any favors.
The only exception might be "as-is" investment properties where buyers understand they're looking at a fixer-upper. Even then, clear photos that accurately represent the property are essential.
HouseJet's Take: The common thread running through all these myths? They're based on outdated information or assumptions that don't hold up in today's market. At HouseJet, our agents stay current on what actually works. We understand that every dollar matters when you're selling your home, and we're not going to recommend expensive renovations or strategies that don't deliver results. Our job is to cut through the noise, give you honest advice based on real data, and help you make decisions that align with your goals and timeline.
The truth is, selling a home successfully comes down to pricing it right, marketing it effectively, and working with an agent who knows the difference between industry myths and proven strategies. Don't let misconceptions cost you money or drag out your sale longer than necessary.
Missed Part 1? Check it out to learn about five more myths that could be costing you thousands.
