A renovation sheet can replace most of a $1,100 flip marketing package
Take a full gut on a 1,340 square foot three bedroom, all in around $228,000 including purchase, listed at $265,000. A typical agent-preferred marketing shop quotes something like $1,100 for the property package: photos, a two-page brochure, social assets, a single-property page. Buying the photos separately for around $320 and writing the rest is a viable substitute. The write-up itself can be one page, 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 carry a manufacturer warranty and how long is left on it. A seven-hour job, most of it spent digging receipts out of old files, can produce a sheet that drives real activity: 22 showings in nine days, three offers, closing above list. Clean closings, with inspections coming back light, tend to follow when the mechanical history is handed to the inspector up front rather than discovered. The part that breaks most first drafts: writing for a framer instead of a buyer. "New load-bearing header at kitchen opening" and "3/4 T&G subfloor" reads like something is wrong to a buyer. "We opened the kitchen wall and added the beam the county required" and "new plywood floor under the tile so it doesn't flex" carries the same information without raising a flag. That rewrite is worth the extra two hours more than anything else in the sheet. What to keep: the dates. Buyers at this price point have been burned by cosmetic flips, and install dates separate a real renovation from paint over a bad panel. What to change: pay someone to lay it out properly. A plain document next to a professional brochure looks exactly like what it is.
