Lessons from a bossy, brilliant, beloved Irish realtor who did not come to play
When you are getting ready to sell your home, you have two options. Option one: guess what buyers want to see and hope for the best. Option two: invite your best friend who happens to be a top realtor to walk through your house and tell you, with zero filter and a delightful Irish accent, exactly what has to change.
I chose option two. And I am sharing every single thing she said with you.
Meet Deb Ward - my besty, my realtor, and the woman who helped us buy our home ten years ago and is now helping us sell it. Deb works in the Clearwater, FL area and she is, I cannot stress this enough, the real deal! Honest, hilarious, incredibly sharp, and she will absolutely tell you to trim your palm trees before she even gets to the front door.
(If you need a realtor in the Clearwater area - call Deb. Highest possible recommendation. The woman knows her stuff.)
What follows is the general wisdom from Deb's walkthrough, translated into tips that apply to ANY home seller in ANY market. Because whether you have palm trees or not, the principles are universal.
Video Walkthrough of Our Home Takedown
Rule #1: Everything Has to Be "Crispy"
Deb used this word approximately one thousand times during our walkthrough and I have adopted it permanently. Crispy means clean, sharp, intentional, and polished. Not perfect - crispy!
Weeds pulled? Crispy. Mulch refreshed? Crispy. Surfaces cleared? Crispy. Front door freshly painted? Very crispy.
Before you do anything else, walk through your home and ask: does this look crispy? If the answer is no - that's your to-do list.
Curb Appeal: The Stuff Buyers See Before They Even Get Out of the Car
Deb started at the street and she started with opinions.
Landscaping has to be immaculate. Trim everything back - especially any trees or branches touching the house. Branches touching your exterior are a red flag for buyers who worry about moisture, damage, and insurance. Get them cut back completely.
Pressure wash everything. The driveway, the walkways, the exterior walls, the windows. Deb said it so many times I started to think she owned stock in a pressure washing company! It makes an enormous difference for a relatively small investment.
Inspect your exterior paint carefully. Walk around and look for rust stains, peeling, or areas where the seal has broken around windows. These need to be addressed before photos - spot touch-up rather than a full repaint in most cases, but do not ignore them.
The front door is a non-negotiable. It is the literal first impression. If it is faded, chipped, or warped - repaint it. This is a small cost with an outsized impact on how buyers feel the moment they arrive.
Remove every cobweb from the entry and eaves. Deb called these "dobbers" and her position was clear: gone means completely gone.
Inside the House: The Cardinal Rules
Before we go room by room, here are Deb's universal rules that apply everywhere:
All holiday and seasonal decor comes down. Every last Santa. Every wreath. Every themed kitchen towel. Seasonal decor dates the listing, distracts buyers, and makes rooms feel cluttered. It all goes.
All personal photos come down. Buyers need to picture themselves in the space. The moment they see your family photos, they are in YOUR house - not the house they might buy. This is especially true for kids' rooms.
Every surface gets cleared. Counter space and shelf space are selling features. You cannot show counter space if it is covered with stuff. Everything goes into cabinets, storage, or boxes - because you are moving anyway.
Medications and personal items get put away entirely. Deb was very clear: people will look, and some will pocket things. Every vitamin, supplement, prescription, and personal care product needs to be out of sight.
Furniture gets edited for space. You want buyers walking through going "wow, this is so big" - not feeling like they are navigating an obstacle course. Remove pieces that crowd rooms and store them.
The Kitchen: Show the Space, Hide the Stuff
Kitchens sell houses. Deb's approach to our kitchen was swift and decisive.
Clear every single thing off the counters. The coffee maker, the toaster, the knife block, the fruit bowl, the little jar of cooking utensils - all of it goes into the garage or a cabinet before photos and showings. The goal is to show buyers how much counter space exists, and you cannot do that when it is covered.
Everything comes off the fridge too. Magnets, notes, children's artwork, takeout menus - all of it!
If you have a cabinet door that is missing a front or not sitting right - fix it before you list. These small things catch buyers' eyes and start them wondering what else might be wrong.
Highlight your storage. If your kitchen has great storage, pantry space, or a large island - make sure it is organized and visible. Big storage is a genuine selling point, especially for families.
The Primary Bedroom: Make Them Say Wow
Deb walked into our primary bedroom and said "oh my gosh, I forgot how cool this room is" - and then immediately told me to take everything off every surface.
That is the thing about a beautiful room: it sells itself when it is not competing with your stuff for attention. The goal for the primary bedroom is to make buyers walk in and immediately feel like they are in a luxurious, peaceful retreat.
Strip the shelves and surfaces completely. Dress the bed like a hotel - fresh, neutral, beautifully layered. Add a bed skirt or base wrap if the bed frame is basic. Keep one beautiful lamp, one or two wall pieces you love, and nothing else.
Move every work item - printers, monitors, office equipment - to a dedicated office room. The primary bedroom should have nothing to do with work.
And for the love of all things holy: trim your large plants outside the windows. Phil the Philodendron was lovely but he needed a haircut!
Closets: Pack Now, Thank Yourself Later
Here is the thing Deb kept reminding me: you are packing anyway. You are moving. So use that to your advantage.
Pack the closets down to the minimum now. Buyers want to see closet space - generous, organized, breathable closet space. A closet stuffed to capacity makes buyers worry there is not enough storage. A closet with room to breathe makes them feel like they are gaining something.
Pull everything off the floor, minimize the shelving contents, and let the actual size of the space show.
The Details That Buyers Always Notice
These are the things that seem small but consistently catch buyers' eyes during showings:
A fresh coat of paint on any scuffed, marked, or water-damaged walls. Deb noticed hand marks near a doorway immediately. Touch-up paint is cheap and the absence of it is expensive.
Every light on for photos. Every single bulb working. Walk through the day before photos and replace anything burned out.
Floors that are damaged should be addressed honestly. An area rug can cover cosmetic damage for showings. True damage should be disclosed - buyers appreciate transparency and it builds trust.
Fix anything that is visibly broken that is inexpensive to fix. A missing cabinet drawer front. A bathroom light fixture that has come off its housing. A timer box that needs a cover. These tiny things matter more than they should!
Staging: Less Is Always, Always More
The single biggest staging mistake sellers make is leaving too much in a room. Deb rearranged our living room furniture mid-walkthrough, moved a chair, pulled a lamp, and the room immediately had more breathing room and better flow!
You do not need a professional stager (though they are worth every penny if you have the budget). You need to be ruthless about editing. One or two beautiful pieces per section. Pops of color against neutral furniture. No collections, no themed groupings, no "but I love all of it."
Leave a few wee bits, as Deb says. Just a few!
The Thing Deb Said That Stuck With Me Most
At one point during the walkthrough, Deb walked into a large room she had not seen in a while and said, and I quote, "I forgot how big this house was. Holy -"
THAT! That reaction is what you are staging for. You want every buyer who walks through to forget what they expected and be surprised by what they find. That happens when the space can breathe. When the light gets in. When there is nothing competing with the bones of the house.
Your house has good bones. Show them off!
Free Printable Checklist!
I turned everything Deb told us into a room-by-room printable checklist - complete with checkboxes, Deb's best quotes, and her contact info for anyone in the Clearwater area who wants the real thing. Download it below and go get your home crispy!
I hope this helps you know how to get your home ready to list! I was a Realtor years ago and I knew many of these things, but it is hard to see all the problems in your OWN house.
If you need a great Realtor to give you free virtual walkthrough advice tour, email Deb at [email protected] (she can also help to find you a GREAT Realtor that can help you in your area!)
