Not Ready to Sell Yet? Here’s What You Can Do Now

Thinking about selling your home, but not quite ready yet?

That’s actually a good place to be.

When you have a year or two before selling, you have time to work through things that can become stressful once your home is already on the market.

Instead of rushing through repairs, paperwork, permits, or solar questions during escrow, you can handle them ahead of time and make better decisions.

Here’s what I recommend doing if you own a home in the Inland Empire or High Desert and think you may sell within the next couple of years.

Why Starting Early Can Make Selling Easier

A lot of homeowners think there’s nothing to do until they’re ready to put the home on the market.

But some of the most important preparation happens long before the photos and the For Sale sign.

For example, imagine getting into escrow and finding out a garage conversion, patio cover, or addition doesn’t have the permit history you expected.

Now you’re dealing with it while a buyer is waiting, deadlines are moving, and negotiations are already happening.

If you find that same issue a year earlier, you have time to look into your options without the pressure.

That’s the biggest benefit of starting early: you have choices.

You can get estimates, handle repairs at a normal pace, gather paperwork, or decide that something isn’t worth changing and plan around it.

12 to 24 Months Before Selling: Start With the Paperwork

At this stage, you don’t need to worry about staging or fresh paint.

Focus on the things that could create surprises later.

Check Your Permit History

If you’ve made changes to your property, it’s a good idea to find out what your city or county has on record.

Common examples around the Inland Empire and High Desert include:

• Garage conversions

• Patio covers

• Room additions

• Pools or spas

• Block walls

• ADUs or casitas

If something doesn’t show up in the permit history, don’t panic.

The important thing is knowing about it early.

Depending on the situation, you may decide to look into permits, make changes, or simply be prepared to disclose it when you sell.

It’s much easier to work through those choices before you’re already in escrow.

Find Your Solar Paperwork

Solar is very common throughout the Inland Empire and High Desert, and it can become an important part of the sale.

Start by finding out exactly what type of solar agreement you have.

Is the system:

• Owned?

• Financed?

• Leased?

• Under a power purchase agreement?

If there’s a lease or other agreement attached to the system, you’ll want to understand how it transfers to a buyer and whether there are any payoff requirements.

Pull out your contract now and contact the solar company if anything is unclear.

You can also review your property tax bill to see whether there are any special assessments connected to previous energy improvements.

The sooner you understand the agreement, the easier it is to explain it to a future buyer.

Talk About Tax Timing Early

Your timing can sometimes make a difference when it comes to taxes.

Under federal rules, some homeowners may qualify to exclude up to $250,000 of gain from the sale of a primary residence, or up to $500,000 for certain married couples filing jointly, if the ownership and residency requirements are met.

If you’ve recently moved out of the property, turned it into a rental, or haven’t owned it very long, talk with your CPA or tax professional before choosing a sale date.

If you’re 55 or older and plan to purchase another home in California, you may also want to learn more about Proposition 19 and whether you could qualify to transfer your property tax base.

I’m not a CPA or tax advisor, so this isn’t tax advice.

The important part is asking these questions early enough that the answers can still help shape your plan.

Gather HOA and Mello-Roos Information

If your home has an HOA or Mello-Roos assessment, start gathering those details too.

Buyers may want to know:

• Current HOA dues

• What the HOA covers

• Whether there are special assessments

• How much Mello-Roos or other special taxes add to the property tax bill

Keeping your latest statements and tax bills together can make things easier later.

6 to 12 Months Before Selling: Work on the Slow Repairs

This is a good time to handle maintenance items that may take a little more planning.

You don’t need to remodel the whole house.

Think maintenance, not renovation.

Some areas worth checking include:

• Roof condition

• Leaks or past water damage

• HVAC age and performance

• Water heater condition

• Termite or wood damage

• Stucco cracks

• Drainage around the home

• Pool and spa equipment

High Desert homes can also take a beating from heat, wind, and changing temperatures, so exterior maintenance and HVAC condition are especially worth paying attention to.

The goal isn’t to make your home perfect.

The goal is to avoid a long list of neglected repairs that could make buyers wonder what else hasn’t been maintained.

If you decide to have a pre-listing inspection, keep in mind that California sellers generally have disclosure responsibilities when they know about material defects.

Finding something early can still be helpful because it gives you time to repair it, get estimates, or plan around it before listing.

The Last 90 Days: Focus on How the Home Shows

Once you’re within about three months of selling, you can start thinking more about presentation.

This is when I would focus on:

Decluttering

Start packing things you already know you won’t need before the move.

It makes the home feel more open and gives you a head start at the same time.

Paint and Small Touch-Ups

You probably don’t need to repaint every room.

Focus on areas with noticeable scuffs, damage, or very bold colors that may distract buyers.

Curb Appeal

You don’t need an expensive landscaping makeover.

Simple improvements can make a difference:

• Remove dead plants

• Trim trees and shrubs

• Clean up the yard

• Sweep walkways

• Freshen the front entry

Buyers start forming an opinion before they even walk through the door.

Prepare for Photos

Clean counters, reduce clutter, remove extra furniture when needed, and make each room easy to understand.

Good listing photos should help buyers see the home clearly, not make them work to figure out the space.

Start the Pricing Conversation

This is also when pricing becomes more important.

A home’s value can change over a year, so you don’t want to build your entire plan around an old estimate or a number you saw online months ago.

Your agent should look at recent nearby sales, competing listings, current buyer activity, your home’s condition, and features buyers are paying for right now.

What You Probably Shouldn’t Do While You Wait

Having extra time doesn’t mean you need to start spending money everywhere.

In fact, one of the biggest mistakes sellers make is putting money into the wrong improvements.

Don’t Start a Major Remodel Just to Sell

You may love the idea of installing a brand-new kitchen before listing, but that doesn’t always mean you’ll get all of that money back.

Buyers may also have different tastes.

In many cases, cleaning, repairs, fresh paint, and good presentation give you more flexibility than a major renovation.

Don’t Build Your Plan Around an Online Home Estimate

Online estimates can be useful as a starting point.

But they don’t always understand your home’s condition, upgrades, lot size, RV parking, view, solar setup, ADU, or other features that may affect what buyers are willing to pay.

If you’re seriously thinking about selling, get a more personalized look at your home instead.

Don’t Ignore Small Problems

Small problems have a way of becoming expensive problems.

A slow leak under the sink can turn into water damage.

A loose roof tile can lead to a bigger repair.

A small maintenance issue today may also become something a future inspector calls out.

Take care of those things as they come up.

Don’t Choose Your Selling Date Based Only on Headlines

Interest rates and market conditions matter.

But they’re only part of the decision.

Your job, family plans, taxes, next home, moving timeline, and financial goals may matter even more.

The best time to sell is usually when the market and your personal situation make sense together.

A Simple Seller Preparation Timeline

12 to 24 Months Before Selling

Focus on paperwork and planning.

Check:

• Permit history

• Solar agreements

• Possible tax timing

• Proposition 19 eligibility

• HOA documents

• Mello-Roos or special assessments

6 to 12 Months Before Selling

Focus on maintenance and slower repairs.

Check:

• Roof

• HVAC

• Water heater

• Termites

• Drainage

• Exterior condition

• Pool or spa equipment

Last 90 Days

Focus on presentation and pricing.

Work on:

• Decluttering

• Packing

• Paint touch-ups

• Curb appeal

• Cleaning

• Listing photos

• Current market pricing

Questions to Answer Before You Choose a Selling Date

Before deciding when to list, think through a few important questions.

Where are you moving next?

Do you need to sell your current home before you can buy another one?

How much do you need to walk away with after the sale?

Are there any permit, solar, tax, or repair issues that could affect your timeline?

You don’t need every answer today.

But the sooner you start asking the questions, the easier it is to build a plan around your goals instead of rushing once you’re ready to move.

Frequently Asked Questions

How far in advance should I start preparing to sell my home?

If possible, start thinking about paperwork, permits, taxes, and larger maintenance items about 12 to 24 months before selling.

Around 6 to 12 months out, focus on repairs and maintenance.

Save most cosmetic work, decluttering, and photo preparation for the last 90 days.

Should I Get a Pre-Listing Inspection a Year Before Selling?

It can be helpful, especially if your home is older or you already know there may be maintenance issues.

An inspection can give you more time to address problems without the pressure of an active escrow.

Just remember that if you learn about a material issue, it may become something you need to disclose when you sell.

Should I Remodel My Kitchen Before Selling?

Usually, I wouldn’t start with a major remodel just because you plan to sell.

Focus first on repairs, cleaning, paint, lighting, and anything that makes the home look poorly maintained.

A major renovation may cost more than you get back, and the next buyer may prefer something completely different anyway.

Not Ready Yet? That’s Still a Good Time to Start Planning

You don’t have to be ready to put a sign in the yard to start the conversation.

If you think you may sell your Inland Empire or High Desert home within the next year or two, we can start with a simple plan.

We’ll look at what may be worth doing now, what can wait, and what you probably don’t need to spend money on at all.

That way, when you are ready to sell, you’re not starting from scratch.

Amanda Zito, REALTOR®
Real Broker
CA DRE #01740063 | TX TREC #840088
949-484-9486
SoldByZito.com