$35K in targeted improvements. Approx. $100K stronger result. Market-ready in 10 days.

 

How a Forster Ranch rental became a stronger listing for an out-of-area 1031 exchange seller.

Before you sell a home as-is, it helps to understand what a few focused improvements could change. For one rental property owner in Forster Ranch, San Clemente, that conversation led to approximately $35,000 in targeted updates, a 10-day renovation, and an approximately $100,000 stronger result, according to the seller.

I’m Holly McKhann, and this case study shows how I helped an out-of-area homeowner prepare his rental for sale while keeping his timeline and larger goals in focus.

The situation: An out-of-area seller with a 1031 exchange timeline

The seller lived in San Luis Obispo and owned a rental home in Forster Ranch. The property had value, but its condition and presentation needed attention before it could make its strongest impression on buyers.

With a 1031 exchange timeline to consider, the seller needed trust, speed, and someone locally who could manage the details. Coordinating contractors, tracking progress, and preparing the property from another city would have added work to an already time-sensitive sale.

Sell as-is or improve first?

Selling as-is was an option. Before making that decision, we looked at the updates that could improve buyer perception and whether they could be completed within the seller’s schedule.

“Selling as-is would have shifted the work, uncertainty, and cost to the buyer. We chose a focused preparation plan designed to improve buyer perception without over-renovating.”

— Holly McKhann

The goal was to focus the budget on the areas buyers would notice most and bring the home to market quickly.

Four updates changed the buyer experience

  • Kitchen: Updated finishes helped create a brighter, more contemporary first impression.
  • Flooring: Fresh flooring helped the spaces feel more cohesive.
  • Paint: Fresh interior paint created a lighter, cleaner backdrop throughout the home.
  • Lighting: Updated fixtures brought the presentation together.

Each update served the same purpose: help buyers see the home’s potential with fewer immediate projects competing for their attention.

One plan. One point of contact. Ten-day turnaround.

A preparation plan only works if someone can carry it through. I funded and coordinated the approximately $35,000 in improvements so the seller had one local point of contact throughout the process.

  • Funding and coordination: I funded the improvements and managed the preparation plan.
  • Vendor management: I coordinated the vendors and the work needed to get the home ready.
  • Schedule control: I managed the sequence and timing of the improvements to complete the renovation in 10 days.
  • Seller communication: I served as the seller’s point of contact, keeping him informed while handling the local details.
  • Market-readiness: I brought the updates and presentation together so the property was ready for buyers.

For a homeowner living outside San Clemente, that hands-on support made it possible to move forward without personally managing a renovation from San Luis Obispo.

The transformation: Helping buyers see the home differently

The kitchen, living areas, and dining spaces show how targeted updates can change the overall feel of a property. Paint, flooring, and lighting created a brighter foundation, while staging helped buyers understand how the rooms could function.

In one smaller dining area, a space previously used for a keyboard, storage furniture, and household items became an inviting dining setting. The room’s dimensions stayed the same, but its purpose became easier to see.

The results

  • Approximately $35,000 in targeted improvements
  • 10 days to complete the renovation
  • 12 days on the market
  • 21-day closing timeline
  • Approximately $100,000 stronger result, as reported by the seller

The seller also reported that the process kept his 1031 exchange on track. The approximately $100,000 figure reflects his assessment of the improvement in his result; it is not an independently verified comparison with an as-is sale. Results vary by property, preparation costs, timing, and market conditions.

What the seller had to say

“Holly took care of everything.”

“She fronted and managed approximately $35,000 in renovations, completed the work in just 10 days, and the improvements helped me make over $100,000 more.”

— Steve E., Google review excerpts supplied in the case study

His review also described the approximately $35,000 renovation, 10-day turnaround, 12 days on market, and 21-day closing. For an out-of-area owner, having someone handle the preparation and sale locally was a central part of the experience.

Could a few smart updates change your result?

Every home needs its own plan. Some properties may benefit from paint, lighting, or staging. Others may justify more substantial preparation, and selling as-is may be the right choice in some situations.

The decision should start with your home’s condition, the likely costs, your timeline, and the potential effect on your net proceeds.

Before you sell as-is, let’s look at which updates may improve your net result.

If you’re considering selling a home in Forster Ranch or San Clemente, I can help you evaluate the options and build a preparation plan around your goals.

Holly McKhann | San Clemente REALTOR®
Call 949-295-7770 to discuss your home and selling timeline.