Should You Sell As-Is or Make Updates? A Guide for Chicago Suburban Sellers

Should You Sell As-Is or Make Updates? A Guide for Chicago Suburban Sellers

One of the biggest decisions you’ll face when selling your home is whether to make updates before listing or sell the property as-is. For homeowners in the Chicago suburbs, especially in places like Glen Ellyn, Wheaton, or Lombard, this decision can significantly impact how quickly your home sells and the price you get. But before deciding, it’s important to understand that “selling as-is” is not the same as simply skipping updates.

What Selling As-Is Really Means

Selling as-is is a contractual term, not just a casual way of saying you won’t make repairs. When you sell as-is, you’re legally stating that the property is being sold in its current condition, and you will not make any repairs or improvements before closing.

Key Points About Selling As-Is:

• Buyers accept the property with all its existing faults.

• The seller is not responsible for any repairs, even if inspections reveal issues.

• Buyers can still request inspections, but they cannot require you to fix anything unless separately negotiated.

• The asking price usually reflects the condition, as buyers factor in repair costs.

This is very different from simply deciding not to update your home before listing. Many sellers choose not to repaint or remodel but are still willing to negotiate inspection repairs if necessary, that’s not technically selling as-is.

When Selling As-Is Makes Sense

Selling as-is can work well in certain situations:

• You need to sell quickly. Relocating for work or handling an estate sale often makes speed more important than maximizing price.

• The cost of repairs outweighs the potential return. If the updates are too extensive, pricing competitively might make more sense.

• The market is hot. In parts of DuPage County where inventory is low, even as-is homes can attract multiple offers.

For example, some Wheaton homes have sold quickly as-is because buyers were willing to handle repairs themselves to secure a property in a competitive market.

When Making Updates Pays Off

In many cases, small updates can dramatically improve your sale price and shorten time on the market. Buyers in the Chicago suburbs often prefer move-in-ready homes, and certain improvements offer a strong return.

Best Updates for Maximum ROI

• Fresh paint and deep cleaning – Instantly makes the home feel well-maintained.

• Minor kitchen or bathroom refreshes – Updating fixtures, hardware, or lighting adds modern appeal without major expense.

• Boosting curb appeal – Power washing, landscaping, or adding a new front door can make a big first impression.

In Glen Ellyn, for instance, homes with updated kitchens typically sell closer to asking price because buyers perceive them as well-cared for and move-in-ready.

Run the Numbers Before Deciding

Think of updates as an investment. If spending $5,000 on paint and light fixtures could add $15,000 to your sale price, it’s probably worth it. But avoid over-improving, especially in neighborhoods where buyers expect to make their own changes.

Consider Local Buyer Expectations

Every neighborhood is different. In some Lombard areas, buyers are fine with doing cosmetic work if the home is priced fairly. But in higher-end parts of DuPage County, buyers expect homes to feel turnkey and are less likely to offer strong prices for properties that need visible updates.

The Bottom Line

Selling as-is and skipping updates are not the same thing. Selling as-is is a formal agreement that you won’t address repairs, while choosing not to update still leaves room for inspection negotiations. The best choice depends on your timeline, the home’s condition, and what local buyers expect.

Have questions about buying or selling in DuPage County? We’re happy to help, just reach out!