Should I List My Flip Now or Wait Until It’s 100% Ready?

[Enrique Toledo]

Hey everyone, I’m currently finishing up a fix and flip with an estimated ARV around $500,000. The property is almost ready for the market, but there are a few final details to wrap up. The main holdup right now is that a few window seals are broken. I’ve already ordered the replacements, but they won’t arrive for about a week and a half. Once they’re installed, everything else will be ready — which puts me at the end of this month or early December for a full completion. I’m also a licensed agent, so I’ll be listing the property myself. My plan was to go ahead and list it now and just note in the remarks that the windows are being replaced. However, one of my investor buddies thinks I should wait until the renovation is 100% complete before listing so that the property shows perfectly. Another buddy says to list now to start building interest and get ahead of the slower winter market. Curious to hear what others would do in this situation — list now and disclose the pending window replacements, or wait until it’s completely finished? Thanks in advance for the feedback!

[Denise Supplee]

I’d lean toward waiting until the windows are fully replaced. Since you’re listing yourself, you can time the market strategically, a short wait of a week or two for full completion is unlikely to hurt, and it ensures the property shows perfectly. Buyers tend to respond better when everything is turnkey, and it saves you the hassle of disclosing pending repairs.