Selling Your Naples Home: What to Fix and What to Leave Alone

By Steven Chase, Real Estate Advisor with Realty ONE Group MVP

If you are thinking about selling your Naples home, you probably have a list in your head. Paint the rooms. Replace the kitchen. Update the bathrooms. Maybe put on a new roof.

Here is the good news I share with almost every seller: you probably do not need to do most of it. Some projects are worth the effort. Many can cost you money you will never get back. A stained ceiling or a dirty shower can matter more to a buyer than a brand new kitchen.

My first opinion: it starts at the curb

Before I ever walk through the front door, I have already formed an opinion about a home. Buyers do the same. I notice the landscaping first, then the driveway and any cracks, and then the entrance area. Together, the street view and the front of the house set the tone for everything inside. If those look tired or neglected, a buyer may start to wonder what else has been overlooked before they ever see the inside.

The good news is that curb appeal is often the most affordable place to start. Think of tidy landscaping, a clean driveway with any cracks addressed, and an entrance area that looks cared for. If your community has rules about exterior paint or landscaping, check with your association first.

Getting ready for photos and showings? See my home preparation checklist.

Problems come before cosmetics

A leaking faucet and an older kitchen are two different situations. The leak needs attention, including a check for damage. A clean, working kitchen with older cabinets is a pricing conversation, not an emergency. Painting over a water stain does not fix the source of the moisture, and some problems need an inspector or contractor to find the cause.

If your home had hurricane damage or repairs, gather the estimates, invoices, permits and warranties you have. Buyers and their insurance agents may ask for them.

Roofs, air conditioning and insurance

In Naples, the roof and air conditioning deserve early attention. An older system does not automatically need replacing. Its condition and service history matter.

An insurer may request a 4 point inspection when evaluating an older home. It covers the roof, electrical, plumbing and air conditioning. That is an insurance company requirement, not a state law, and each insurer sets its own rules. A wind mitigation report can also show storm features that may help with premiums. A buyer’s home inspection and an insurance inspection are different, so one report does not answer every question.

If you are unsure about a system, a professional evaluation or repair estimate gives us useful information for pricing and negotiating, even if you decide not to do the work.

Think carefully before a big remodel

A full kitchen or bathroom renovation is a big decision when you plan to move. Before spending, I would compare your home with similar properties, get a written estimate, and consider delays and the carrying costs while work is underway. Active listings show your competition, but asking prices do not prove what buyers will pay. Spending more does not guarantee you will recover it at closing. Sometimes a smaller refresh makes sense. Sometimes leaving a working space alone is the right call.

For more on how condition and competition affect your price, read my guide: How to Price Your Naples Home in Today’s Market.

What your contract actually requires

In my Naples transactions, I commonly see either the NABOR contract or the statewide Florida Realtors and Florida Bar contract. Both offer a way to sell As Is.

Most sellers do not need major repairs. Under a standard contract, repair provisions and limits apply, and the general question is whether something is in working condition, not whether it is new. An older roof or air conditioner that works is very different from one that leaks or has stopped working. Age alone does not tell you whether something needs to be replaced before listing.

With an As Is contract, you generally do not have to fix problems that were already there when the contract took effect. A buyer can still inspect the home and ask for repairs or a credit. A request by itself generally doesn’t mean you have to agree. You still have to maintain the home as your contract requires, and the buyer may be able to cancel by giving written notice before the inspection deadline. I’ll walk you through your options based on what you signed. I advise sellers on this, but contract language matters, so I always recommend speaking with a Florida real estate attorney too.

Tell what you know

In Florida, if you know about a problem that materially affects your home’s value, and a buyer could not easily see it and would not already know about it, you must tell them. That is true even when the home is sold as is.

Florida also requires a separate flood disclosure, given to the buyer at or before the contract is signed. It asks about any flood damage insurance claims you filed and any assistance you received, including from FEMA. Since October 1, 2025, it also asks whether you know of flooding that damaged the home while you owned it. Fixing something does not erase what you know.

At our listing appointment, I have every seller complete the Seller’s Property Disclosure form. Florida does not require it, but it is my practice because it creates a written record of what you know.

A few Naples extras

Clean the lanai, fix damaged screens and make sure pool equipment works. Maintaining your pool is one thing. Starting a major pool renovation before you sell is another. Check for association approval or permits before changing exterior paint, windows, landscaping or condo flooring. Gather documentation for impact windows or storm protection, plus any flood insurance information and elevation certificate. Buyers will get their own insurance quotes, and your current premium does not set theirs.

General real estate information. Recommendations depend on the property, contract and seller’s circumstances. Insurance, construction and legal questions may require appropriately qualified professionals.