Fat Tuesday is on February 10th next year...! This is when the housing market in New Orleans resets and really starts moving. Sellers are already making plans to take advantage of this new market. But if you’re not ready by Ash Wednesday, you could be leaving money on the table.
It’s early September, so you’ve got six months. Here’s a game-plan.
RIGHT NOW (September - October)
Get your equity number
Sit down with an agent and get a real home evaluation. Not a Zillow guess. A comp analysis of what has sold, currently pending and what is still on the market will inform you on where your ballpark needs to be. Have your agent provide you a Net Sheet showing you what your estimated proceeds would be after you pay off any mortgages, fees and closing costs.
Order a Pre-inspection
Most owners never do this and wait for a buyer’s inspector to find foundation issues or a roof leak. Nothing kills a deal faster than a surprise. Get a General Inspection and Video Pipe Inspection completed and have your agent coordinate contractors to get the house fixed up.
Landscaping
Quality landscaping adds 10–15% to perceived home value, often for way less in actual investment. Your yard should make someone stop scrolling. Dead plants especially need to go. Clean beds, sharp edges, well-maintained lawn helps a buyer see themself living in your space instead of thinking how much work they need to put into it.
Declutter.
Watch a season of Marie Kondo and ask if the items in your home bring you joy. Most won’t. Give a critical eye to your furniture, counter spaces, garage, and backyard. Buyers that are distracted are no longer focused on buying.
BEFORE PROFESSIONAL PHOTOS (November - December)
Pressure wash
Mildew and oxidation are continual gifts from our fair city. Lets get rid of it. Siding, driveway, front porch can all be washed. If you are hiring someone, make sure they use the right pressure washer that won’t damage your paint.
Repaint
I recommend to ALL my clients to repaint the inside of the house. The upfront cost/effort can feel prohibitive AND it can be the factor that cuts down your Days on Market. You want your buyer to focus on the flow of your home and how they can see themselves growing old there, not to be distracted by old mismatched paint and nicks from your roomba.
How’s your front door?
Consider installing new hardware, wash or paint the door, and give a good look at your doorbell. This is 2% of the house and can be 100% of the first impression.
DOCUMENTATION (Start Collecting Now)
Utility bills
Start collecting them by season. Buyers want to know what their monthly electrical looks like in July and January.
Age of Major Systems
Begin a list of the age of your roof, HVAC, water heater, appliances, generator, etc. Hint: You ordered that pre-inspection back in September and the report has all these ages.
Insurance
Flood and home are important. While your buyer will get their own homeowner’s policy its helpful to them to have an idea what you are paying. If you have flood insurance, your buyer can potentially assume the policy which saves them money in the first few years of owning the house.
Most recent appraisal
This is helpful as it provides the square footage exactly. Your agent needs it exact.
Revisit your equity number
In December/January its time for another talk with your agent about the changes in the market from the past few months and what Spring 2027 is shaping up to be. At this point you can see what is currently active on the market and discuss how to best position your price.
A successful home sale is done from the prep work of all the parties involved. Homes that are prepped, documented, and priced right sell faster and for more. Spring buyers should not be negotiating against you, they should be competing for you.
