Wrote the renovation sheet for my own flip listing instead of paying $1,100 for the marketing package
Finished a full gut on a 1,340 square foot three bedroom, all in at about $228,000 including purchase, listed at $265,000. My agent's preferred marketing shop quoted $1,100 for the property package. Photos, a two-page brochure, social assets, a single-property page.
I bought the photos separately for $320 and wrote the rest myself. What I wrote is one page, and it's just a list of what got replaced with dates and who did it. Roof, panel and full rewire, water heater, HVAC, subfloor in the kitchen, windows. Permit numbers where there were permits. Which items have a manufacturer warranty and how long is left on it.
Seven hours of my time, most of it digging receipts out of a truck folder.
22 showings in nine days, three offers, sold at $271,000. Closed clean, inspection came back with a loose deck rail and nothing else, which I think is partly because inspectors slow down less when the mechanical history is handed to them.
The part that nearly broke it: my first draft was written for a framer. I had "new load-bearing header at kitchen opening" and "3/4 T&G subfloor" and my agent read it and said her buyers would think something was wrong. Second draft says "we opened the kitchen wall and added the beam the county required" and "new plywood floor under the tile so it doesn't flex." Same information. Took me two hours to rewrite and it was the two hours that mattered.
What I'd keep: the dates. Buyers at this price point have been burned by cosmetic flips and a sheet with install dates on it separates you from the guy who painted over a bad panel. What I'd change: I'd pay someone to lay it out. Mine was a Word document and it looked like a Word document next to the brochure the shop makes.