I showed a house last week that offered even more space than my clients were looking for in a home (bonus!)... and all the house needs is some cosmetic updates... nothing structural or mechanical... just cosmetic work.

But... even if it's just paint... and carpet... and light fixtures... and a few cabinets... these things can add up, especially in a large home.

New flooring - no problem - oh, but it's needed everywhere - in a large home.

New paint (and less wallpaper) - no problem - oh, but it's needed everywhere - in a large home.

New light fixtures - no problem - oh, but they are needed everywhere - in a large home.

You probably see where this is headed... even when a house just needs cosmetic updates, the costs (in time, money and energy) can add up for making that home ready for you to live in it and enjoy it.

If you're going to touch every surface with updates... and there a lot of surfaces... we might want to pause and do some thinking, discussing and estimating before you make an offer knowing that the house just needs cosmetic updates.

That's not to say that you shouldn't buy the house... a spacious home with great bones and no major system upgrade needs might be a great option for you... but let's make sure to consider the total cost of your purchase plus the post closing improvements.