Let's say your house needs some work. Maybe the HVAC is well beyond is life expectancy and is starting to have difficulty keeping the house cool, or warm. Maybe the deck needs to be replaced - and it should have happened a year or two ago. Maybe there are some deferred maintenance items that have been on your to-do list for... a while.

But... you don't want to deal with any of these items before you sell.

That's fine... but if you want to go that route, you need to price your home in a way that accounts for those needed repairs.

Think about it from a buyer's perspective. They're going to walk through your home, and they're going to notice the things that need attention. Their home inspector is also going to point them out.  And then they're going to have a decision to make -- do they still want to buy this house, and do they have the money to fix these things after closing?

If your price is already at the top of what the market supports, ignoring the needed repairs... the answer is probably going to be no.

But if your price reflects the current or upcoming need of repairs -- if a buyer can look at your list price and think "OK, I can pay that, and I'll still have enough left to take care of the repairs" -- then it might work after all.  They won't feel like they're overpaying for a house with problems you didn't want to address. They feel like they're getting a fair deal on a house that needs some attention.

So if repairs aren't in your plan, that's fine. Just make sure your price tells buyers that you already know... and that you've accounted for it.