Avoid the quiet mistakes that reduce your net proceeds
You are deciding which repairs and prep are worth it before you list. My guidance is to focus on what protects your net, because in Shawnee, OK recent offers have been landing at asking, not routinely bailing out weak presentation.
One number to respect from recent data is this offers came in at 100% of asking in the most recently reported month, with a typical sale taking 40 days. In that same period, a typical sold price was $199,500 and supply stood at 4.07 months. That matters because buyers are paying close to list when they believe the home is priced right and ready. Some metrics were not reported for this period, but the combination of full-price outcomes and a 40-day typical sale timeline tells me your presentation and first impression still carry real financial weight. Pre-list, prioritize visible condition and safety items that buyers notice immediately, then document what you improved so value is easy to justify. Price to the market, then protect your list price with tight showing availability for the first two weeks. If feedback is consistent early, adjust decisively rather than letting 40 days turn into a slow bleed of leverage.
