Thinking about selling your Glenview home in the next few months? The 90 days before you list can make or break your results. You want a smooth process, a strong launch, and a price that reflects your home’s true value. This guide gives you a clear, step-by-step plan tailored to Glenview and the Chicago suburbs, so you know exactly what to do each week to get market-ready without wasting time or money. Let’s dive in.
Why 90 days matters in Glenview
Spring and early summer are the busiest listing windows in the Chicago suburbs. If you are targeting those months, you will want to start early or compress this plan to match your ideal list date. If you are listing in fall or winter, focus more on lighting, curb cleanup, and interior staging to offset shorter daylight and colder weather.
Glenview buyers care about commute options, proximity to Metra, access to I‑294 and I‑94, overall condition, and curb appeal. Lot size and usable spaces, like finished basements, also matter. Before you commit to major projects, check current comps and speed with a local agent so you invest in the fixes that will move the needle in today’s market.
Your 90‑day plan
Days 61–90: Plan and prep
Use the first month to set strategy, uncover issues early, and line up vendors.
- Meet with your listing agent to set a target list date, define your buyer profile, and agree on a pricing strategy and budget for pre‑list work.
- Consider a pre‑listing home inspection. Use the report to prioritize repairs that could disrupt a sale later.
- Order a preliminary title check. Gather utility bills, any HOA documents, warranties, and a prior survey if you have one.
- Walk the exterior for curb appeal and safety items. Look for roof wear, gutter clogs, drainage concerns, or foundation cracks. Get estimates for anything structural or safety related.
- Request at least two written bids for each project you are considering. Ask for clear timelines and proof of insurance.
- If your home was built before 1978, prepare for the federal lead‑based paint disclosure. Collect any past test results or documentation.
- Verify permit requirements with the Village of Glenview Building & Safety Division before starting work on structural, electrical, plumbing, certain window, roof, deck, or addition projects.
Days 31–60: Execute key fixes
This is your main work window. Knock out high‑impact items first.
- Complete safety and major repairs first. Resolve active leaks, electrical hazards, HVAC servicing needs, and any water intrusion issues.
- Boost curb appeal. Power wash siding, clean windows, touch up exterior paint, refresh the front door, update exterior lighting, and tidy the landscaping with mowing, trimming, mulch, and seasonal planters.
- Refresh interiors that photograph well. Paint walls in a light, neutral palette, repair scuffs and trim, deep clean or repair flooring, and replace non‑working light fixtures. Update door and cabinet hardware where it makes a visible difference.
- Target kitchen and bath updates with small, fast improvements. Consider painting or refinishing cabinets, swapping dated faucets, updating a light fixture, and re‑grouting tile instead of full remodels.
- Declutter and deep clean. Remove personal items and extra furniture. Clear closets and storage areas to show space. Consider a short‑term storage unit.
- Schedule a staging consult. Decide on partial or full staging and confirm delivery dates so furnishings are in place before photography.
- Book professional photos and video. Target a date after repairs and staging are complete.
Days 0–30: Polish and launch
In the final month, you will fine‑tune, stage, and go live.
- Complete a final walkthrough to catch small touch‑ups. Do a professional cleaning and clean carpets.
- Stage the home and confirm all rooms are well lit. Have photos, video, floor plans, and a virtual tour captured when the home looks its best.
- Compile listing documents. Include required disclosures, your survey if available, inspection report if you did one, and receipts for recent work.
- Set your pricing strategy with your agent and list on the MLS. Establish an open house plan and showing instructions.
- Make showings easy. Keep utilities on, label smart features, and prepare an information sheet with recent upgrades, manuals, and neighborhood highlights.
Week‑by‑week snapshot
- Weeks 9–12: Agent strategy, pre‑list inspection, bids, confirm permit needs.
- Weeks 5–8: Safety and structural repairs, curb appeal, interior paint, flooring fixes, staging plan and bookings.
- Weeks 1–4: Staging, pro media, final cleaning, paperwork, pricing, launch.
What to prioritize for return and time
Not all projects are equal when you are 90 days from market. Rank your efforts to maximize impact.
Safety and structure first
- Examples include roof leaks, electrical hazards, HVAC issues, drainage problems, or foundation concerns.
- Fixing these early prevents inspection roadblocks, price reductions, and closing delays.
Curb appeal and first impressions
- Focus on the front entry, exterior lighting, mailbox, garage door, and landscaping basics.
- These changes show up in photos and draw buyers to showings. They are usually quick to complete.
Cosmetic refreshes that photograph well
- Fresh neutral paint, new light bulbs and working fixtures, clean or repaired floors, and updated cabinet or door hardware.
- These projects are affordable and fast, and they help your home feel move‑in ready.
Targeted kitchen and bath updates
- Small changes like painting cabinets, swapping a faucet, updating a light, or re‑grouting tile can lift appeal.
- Full remodels are costly and time consuming. Keep scope modest inside a 90‑day window.
Big renovations usually do not fit
- Additions, full kitchen or bath overhauls, major window replacement, or hardscape installations often exceed your timeline and carry mixed short‑term returns.
- Only pursue large projects if they unlock a clear buyer segment and your agent’s comps support the premium.
Permits, disclosures, and inspections in Glenview
Staying compliant protects your sale and gives buyers confidence.
- Permits. In Glenview, many structural, electrical, plumbing, certain window and roof projects, decks, and additions require permits. Confirm requirements with the Village of Glenview Building & Safety Division before work begins.
- Pre‑listing inspection. This is optional but helpful. It can reveal issues you can fix in advance and support more confident pricing. If you choose not to address big findings, be prepared to discuss them with buyers.
- Specialized tests. Consider a sewer scope for older lines, radon testing, and termite or pest inspections where appropriate. You can also schedule HVAC or roof evaluations if you suspect concerns.
- Disclosures. For homes built before 1978, federal law requires the lead‑based paint disclosure and the EPA pamphlet for buyers. Illinois sellers typically complete a Seller’s Property Disclosure form and must disclose known material defects. Ask your agent or attorney if you have questions.
- Documentation. Keep permits, inspection reports, warranties, appliance manuals, and receipts for recent work. Organized records make buyer review and title work smoother.
Smart budgeting and vendor tips
- Get multiple bids. Ask for itemized estimates, references, and proof of insurance. Compare scope, not just price.
- Sequence work with permits and weather in mind. Exterior contractors and landscapers book quickly in spring and summer.
- Work with established pros. Your agent can recommend inspectors, painters, stagers, photographers, and contractors who know suburban Chicago timelines and expectations.
- Keep the scope tight. Cosmetic painting and cleaning are faster and cheaper than structural repairs. Save big renovations for a longer timeline unless they are essential.
Financing pre‑list work with Compass Concierge
Compass Concierge can front the cost of staging, paint, minor repairs, and other improvements, then you repay at closing from your sale proceeds. It is designed to help you move faster without upfront cash. Eligibility, terms, and approved project types vary by market and brokerage, so review the details and compare options like savings, a HELOC, or contractor financing. A local agent can help you weigh cost, timing, and control for your situation.
Staging, photos, and marketing details
Professional photos are non‑negotiable. Schedule them after staging and repairs so your listing launches with its best look. Add floor plans and a virtual tour to increase buyer engagement.
In your marketing, highlight what Glenview buyers care about. Call out proximity to Metra, access to I‑294 and I‑94, nearby parks, and local schools in a neutral and factual way. Keep the home show‑ready with lights on, blinds open, and rooms clutter‑free.
Common buyer questions to anticipate
Make it easy for buyers to say yes by reducing friction and answering concerns upfront.
- Provide a one‑page summary of updates with dates and any transferable warranties.
- Offer receipts and permit records for recent work.
- Leave manuals for major appliances, mechanicals, and smart devices.
- Share a simple neighborhood highlights sheet with commute options and nearby amenities.
Ready to start?
If you want a calm, organized path to market in Glenview, a clear 90‑day plan will get you there. From strategy and project coordination to staging, pricing, and launch, you do not have to manage it alone. Reach out to discuss your timeline, review comps, and map a plan that fits your goals.
Let’s connect with Ron Ehlers to set your target list date and build your 90‑day checklist.
FAQs
How far in advance should I prepare to sell a Glenview home?
- Start 90 days before your target list date so you can plan, complete high‑impact fixes, stage, and launch with strong marketing.
Is a pre‑listing inspection worth it for Glenview sellers?
- It can surface issues early, guide repairs, and reduce surprises during buyer negotiations, which helps you price and plan with confidence.
Which pre‑list projects usually pay off in Glenview?
- Safety fixes, curb appeal, fresh neutral paint, lighting updates, flooring refreshes, and small kitchen and bath improvements deliver strong perceived value quickly.
Do I need a permit to replace windows or a roof in Glenview?
- Many window and roof projects require permits; confirm specifics with the Village of Glenview Building & Safety Division before scheduling work.
How does Compass Concierge help Glenview home sellers?
- It can front approved improvement and staging costs, then you repay at closing, which speeds preparation without upfront cash outlay.
What disclosures are required when selling a home in Illinois?
- Expect a Seller’s Property Disclosure and the federal lead‑based paint disclosure for homes built before 1978, plus any known material defects.
When should I schedule staging and listing photos?
- Book photos after all repairs and staging are complete, typically in the final 2 to 3 weeks before going live on the MLS.
Should I test for radon before listing in Glenview?
- Radon testing is commonly recommended in many Illinois areas; testing before listing lets you address findings on your terms and provide documentation to buyers.
