What should I not fix before selling my luxury home in Laguna Beach?
Answer: Avoid capital-intensive projects like full kitchen remodels, patching outdated "legacy" smart home systems, or replacing heavy custom window treatments. High-end buyers here often plan immediate, specialized renovations. Instead, focus on "invisible luxury"—perfect mechanics (HVAC, pool equipment), immaculate "white glove" deep cleaning, and neutralizing the aesthetic to let the ocean view take center stage.
When you decide to sell a high-caliber property, the instinct is often to strive for perfection. You look at the 2010 limestone flooring or the darker wood cabinetry in the library and think, "I need to update this to capture top dollar."
But in the ultra-luxury market, over-improving is one of the most common ways sellers lose equity.
Our team has seen homeowners sink $200,000 into a "refresh" just before listing, only for the new buyer to rip every bit of it out on Day 1. Why? Because at this price point, buyers aren't necessarily looking for your finished vision—they are paying for the location, the view, and the "bones" to create their masterpiece.
Here is the candid advice Marcus gives to our private clients: Your goal is to remove objections, not to guess the buyer's style.
The "Stop" List: Save Your Capital
Before you call a contractor, review this list. These are the projects that rarely offer a positive return on investment (ROI) for high-end coastal homes.
1. The "Spec" Kitchen Remodel
The Trap: Ripping out high-quality (but perhaps dated) cabinetry to install a trendy, generic "white shaker" kitchen with standard quartz. The Reality: A buyer in Emerald Bay or Irvine Cove likely has their own architect and a custom Italian cabinetry order in mind. If you install a "nice" $150,000 kitchen, you might just be creating an expensive demolition project for them.
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The Smart Pivot: If your existing cabinets are solid wood but feels heavy, lacquer them. A professional spray job in a crisp, neutral white can modernize a kitchen for a fraction of the cost of replacement.
2. "Legacy" Smart Home Systems
The Trap: Spending thousands to repair a complex, whole-house Crestron or Lutron system that was state-of-the-art in 2015 but is now glitchy. The Reality: Technology moves faster than real estate. A 10-year-old system feels ancient to a tech-savvy buyer. They will likely strip the racks and install the newest wireless-based tech regardless of what you do.
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The Smart Pivot: Ensure the basics work manually. If complex lighting scenes are broken, bypass them so the lights simply turn on and off at the switch. Don't try to sell "smart" features that require an obsolete manual to operate.
3. Heavy Custom Window Treatments
The Trap: Thinking your custom silk drapery adds value because it was expensive to install. The Reality: In our market, the view is the asset. Heavy drapery feels formal, dated, and most importantly, it physically blocks the ocean.
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The Smart Pivot: Remove them. If privacy isn't critical, bare windows are often better. If you need coverage, install simple, motorized roller shades that disappear into a soffit. Let the Pacific Ocean be the only art on the wall.
4. The Niche Amenity Repair
The Trap: Fixing a broken specialized feature, like a built-in espresso machine that hasn't worked in years, or a complex koi pond pump. The Reality: These signal "maintenance headache" to a buyer looking for a relaxing retreat.
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The Smart Pivot: Often, it is better to remove or cap the amenity than to fix it. A clean, empty counter is better than a broken built-in. A simple planter bed is better than a murky pond.
The "Go" List: Where to Spend for Maximum ROI
If you are going to spend money, focus on "Invisible Luxury" and "Cosmetic Clarity." These make a high-end buyer feel the home is turn-key and impeccably maintained.
1. Mechanical Perfection (The Inspection Buster)
Luxury buyers are terrified of deferred maintenance hidden behind pretty staging.
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HVAC & Systems: Service the units. Ensure there is no rust on coastal condensers. If a tankless water heater is acting up, replace it.
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The "Sound of Silence": If the pool pump screams when it turns on, replace it. A quiet backyard is essential.
2. "White Glove" Detailing
We aren't talking about a standard cleaning service. We mean detailing.
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Windows: In Laguna, salt air is the enemy of a good view. Hire pros to clean the glass inside and out, and scrub the tracks.
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Stone & Grout: Have marble or limestone floors professionally polished and sealed. Dull stone looks tired; honed, clean stone looks timeless.
3. The "Gallery" Paint Job
A fresh coat of paint is still the highest ROI project, period.
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The Strategy: Paint the entire interior a crisp, gallery white (like Benjamin Moore "Chantilly Lace" or "Simply White"). It neutralizes the space, making it feel larger, brighter, and ready for a new owner's vision.
The "Marcus Rule" for Renovations
How do you decide? Marcus often tells clients:
"We want to present a blank canvas, not a finished painting. A blank canvas invites them to dream. A finished painting invites them to critique. If a renovation doesn't fix a functional defect or neutralize a highly personal style choice, skip it."
Summary: Consult Before You Construct
The most expensive mistake you can make right now is guessing.
Before you authorize any work, let our team walk through the property. We can give you an objective, market-based assessment of exactly where to spend your budget—and more importantly, where to save it.
Save your capital. Sell your home. Don't spend a dime on pre-sale renovations until you have a strategy. Contact Marcus Skenderian Real Estate at 949-295-5758 today for a private "Pre-Listing Walkthrough" to identify the smart fixes that actually pay off.
