Don’t Touch This Room in Your House If You Want To Sell

Most buyers prefer homes with spare bedrooms. However, that doesn’t mean you should spend an arm and a leg customizing yours.

“It's a multipurpose room, so you should keep it that way—that's the whole point of it,” says Fiona Dogan, real estate agent at Julia B. Fee Sotheby's International Realty in Rye, NY.

When preparing to list your home, ensure your spare bedroom is simple and flexible 

Let buyers imagine the extra space for their nursery, office, gym, guest room, or anything else that fits their lifestyle. 

This way, you can open the doors to a broader range of buyers: multigenerational households, remote workers, and investors.

And more interest could ultimately lead to a quicker, more profitable sale.

Why an overly customized spare bedroom can turn buyers off

When buyers tour a home, they’re looking for spaces where they can instantly imagine their life unfolding. 

The more specific a room becomes, the more difficult it’ll be for them to see its potential.

“For example, if you turn a spare bedroom into a dedicated office but the buyer doesn’t work from home, you’ve suddenly created a mental hurdle for them,” says Amanda Valente, co-founder and COO at Renovation Sells in Chicago.

John Salvatore Gelfusa, president and CEO of HomeWorks cgo Inc. in Macomb, MI, points out that during the COVID-19 work-from-home era, his company remodeled a lot of spare bedrooms into dedicated home offices with custom cabinetry and countertops. 

“At the time, it made perfect sense. Today, however, I've seen buyers walk into those same rooms and immediately think, 'I'm paying for all of this customization, and I'll have to tear it out to make it a bedroom again,'” explains Gelfusa.

So, here’s the moral of the story: When you list your home, position your spare bedroom as versatile so that buyers realize it can be tailored to their needs.

“It shouldn't feel drab or unfinished, but it should be show-home finished rather than designed around one very specific lifestyle,” Dogan adds.

The cost-to-return ratio of keeping a spare room neutral 

Dogan discourages sellers from spending a lot of money on spare bedrooms. More time than not, it won’t pay off.

“Don't put in expensive built-in shelving or specialty finishes because the next buyer may want to use the room in a completely different way,” Dogan explains. 

The big-ticket items belong in the "jewel in the crown" rooms: the kitchen, the bathrooms, and the family room. 

“Those are the spaces where buyers notice upgrades and where you're more likely to see a return on your investment,” adds Dogan.

However, there is one exception: an updated closet may be worthwhile. 

“An updated closet still keeps the room flexible because it doesn't have to be used for clothing. It could be arts and crafts, filing, storage, or something else entirely. It actually helps the room remain multipurpose,” says Dogan.

According to Valente, neutral colors and finishes will give you the best return on investment because they appeal to the broadest pool of potential buyers. Fresh paint, updated lighting, refinished flooring, and minor cosmetic repairs may all be worth it as well.

“Chasing the latest design trend will likely cost you more upfront and will only pay off if you get lucky and the buyer happens to love that specific style,” adds Valente.

Devyn Kern, luxury real estate agent at Kantha Team at Serhant in New York City, notes that splurging on permanent cabinetry, flooring, light and plumbing fixtures, appliances, mirrored walls, and other custom updates can prompt buyers to ask for "reversal penalty" discounts.

“These discounts are not only for removal, but also for the time, effort, and unknown outcomes involved in returning the space to its original state,” explains Kern. 

Minimal staging tips for spare bedrooms 

When you’re staging a spare bedroom, remember that less is more. And readily reversible updates should be your top priorities. 

“A warm neutral color palette, furniture scaled to fit the room appropriately, and repair work such as fixing flooring, baseboards, and window frames, can all be effective,” says Kern.

While you could also put down a yoga mat and a couple of hand weights, don’t fill the room with gym equipment. 

“Think of subtle psychological suggestions that can help buyers imagine how they might use the space,” Dogan adds.

In addition, keep the decor simple and uncluttered. And don't forget to deep-clean everything from the baseboards to the windows. 

Lastly, removing blinds and shades is a great way to maximize natural light and make the room feel more inviting.