KEY TAKEAWAYS: The "Cheat Sheet" for Sellers

• Roofs are the #1 Deal Breaker: Almost all Tucson homes have roof issues; get yours certified.

• The 3-5 Year HVAC Rule: Units older than this face intense scrutiny from buyers.

• Function over Fashion: Buyers prioritize the "envelope" (roof/cooling) over cosmetic upgrades.

If you are thinking of selling your home in Tucson, you have likely looked around your property and wondered, "Do I really need to fix that?"

It’s the most common question sellers ask. You don’t want to overspend on renovations that won’t pay you back, but you also don’t want to scare away buyers with deferred maintenance. The Tucson market is unique—our extreme heat and monsoon seasons mean buyers here focus on different "deal-breakers" than they might in other parts of the country.

Based on recent market research and our own boots-on-the-ground experience at Oliver Realty, here is the truth about what repairs actually move the needle.

1. The Roof: The #1 Deal Breaker in Tucson

In our experience, the roof is the single biggest point of contention in almost every transaction. It is not an exaggeration to say that almost all homes—even those that look fine from the street—have small to large roof issues waiting to be discovered.

Why it matters: Tucson’s brutal sun dries out coating and cracks shingles, while our intense monsoon microbursts test every seam. Buyers know this. If a home inspector finds cracked tiles, worn coating, or evidence of past leaks, buyers often panic. They immediately see a $20,000 price tag and may walk away or demand a massive credit.

The Fix: You don’t always need a brand-new roof, but you do need a leak-free, certified one. Having a licensed roofer tune up your roof, seal penetrations, and issue a certification before you list can save you thousands in negotiations.

2. HVAC: The "Heartbeat" of a Desert Home

In many climates, an older furnace is an annoyance. In Tucson, a failing AC is a safety hazard. Because our units run hard for 6+ months of the year, buyers scrutinize them more heavily than almost any other system.

The "3-5 Year" Rule: While standard advice says HVACs last 15 years, Tucson buyers are far more critical. In our experience, if your unit is more than 3–5 years old, it will be looked at closely. Buyers want to see proof of regular maintenance. They want to know the coils are clean and the refrigerant levels are steady.

The Fix: If your unit is aging but functional, get it professionally serviced and cleaned before hitting the market. A sticker on the unit showing a recent clean bill of health can go a long way in easing buyer anxiety.

3. Plumbing & "Hidden" Leaks

Tucson has hard water, and older homes may still have problematic piping. Buyers aren't just looking for pretty faucets; they are terrified of slab leaks and burst pipes. Ensuring your plumbing is leak-free—including those pesky drippy hose bibs and running toilets—is a low-cost repair that prevents buyers from questioning the home’s overall maintenance.

Stop Guessing. Start Planning.

Selling a home doesn't have to be a guessing game of what to fix and what to skip. At Oliver Realty, we help you prioritize the repairs that put more money in your pocket.

Curious what your home is worth right now? Skip the estimates and get a real number. Click here to get an instant value for your home

Want to see how we get our clients more? We don’t just list homes; we launch them. Discover the Oliver Selling Solution and see exactly how we market your home to maximize your profit. Learn more at OliverRealty.net/sell

Frequently Asked Questions

How much should I spend on repairs? Only spend on repairs that return more value than they cost. Structural and mechanical repairs (Roof/HVAC) usually preserve the deal, while heavy cosmetic remodels may not return 100% on the dollar.

Can I sell my home "As-Is"? Yes, but in Tucson, "As-Is" usually attracts investors looking for a discount. If you want full market value, addressing the roof and HVAC is usually required.

Contact Michael Oliver Have a specific question about a repair? I’m here to help. Email: michael@oliverrealty.net Call: 520-800-8922