Your home may need fresh paint, new flooring, repairs or a more substantial renovation before it is ready to sell. But what happens when most of your money is tied up in the property? Some contractors and home-sale preparation companies offer a solution commonly called renovate now, pay at settlement, fix now, pay later or pre-sale renovation. With these programs, qualified homeowners can complete approved work before listing and repay the cost from their proceeds when the home sells.

These programs can be especially helpful for:

• Homeowners with substantial equity but limited available cash

• Older adults preparing to downsize

• Families selling an inherited property

• Sellers who have already moved and are carrying two homes

• Owners of dated homes competing against renovated listings

• Sellers facing inspection or lender-required repairs

The programs are not free, and they do not all work the same way. Some companies charge a program or deferment fee. Others provide financing that may involve interest, credit requirements or a lien. The repayment deadline may also arrive before settlement if the property does not sell, the listing is withdrawn or the closing is delayed. The following brokerage-neutral options may work with your existing real estate agent. Availability and approval depend on the property, equity, renovation scope and written program terms.

Full-service pre-sale renovation companies

1. DwellBuild

Coverage: Northern Virginia, Maryland and Washington, DC
Specialty: Complete pre-sale renovations, design, kitchens, bathrooms, flooring, painting, construction management and staging
Payment information: No upfront payment. The seller pays at closing. Published charges include a 5% deferment fee plus $750. The company also states that its agreement may require a 2% price reduction every 30 days until the property sells.

2. Curbio

Coverage: Northern Virginia, Maryland suburbs and Washington, DC
Specialty: Listing preparation, repairs, painting, flooring, kitchens, bathrooms, roofing, landscaping and larger renovations
Payment information: Offers pay-at-closing options and fixed-price contracts. Fees, repayment deadlines and terms for an unsold property depend on the individual agreement.

3. MaxHousePrice

Coverage: Northern Virginia, Maryland and Washington, DC
Specialty: Pre-listing kitchens, bathrooms, flooring, painting, fixtures, landscaping and whole-home renovations
Payment information: No upfront payment or traditional loan application. A program fee applies. The company generally requires the property to be listed within 90 days after completion, and the balance can become due if the home does not sell within the agreed period.

4. Design Pro Remodeling

Coverage: Licensed in Virginia, Maryland and Washington, DC
Specialty: Home-sale preparation, interior and exterior renovation, kitchen and bathroom updates, cabinets, countertops, flooring, roofing, windows, siding, decks, electrical, plumbing and inspection-addendum repairs
Payment information: The website confirms a dedicated home-sale preparation service but does not publish deferred-payment terms. Homeowners should ask whether payment at settlement is available and request the fees, project minimums and repayment deadline in writing.

5. Uttrly

Coverage: Based in North Bethesda, with documented work in Bethesda, Silver Spring and the greater DMV; confirm the exact property address
Specialty: Remodeling, demolition, drywall, painting, flooring, cleaning, property turns and listing preparation
Payment information: Uttrly promotes a Payment on Settlement program that allows clients to renovate now and pay at closing. Its public materials do not disclose the fee schedule, project limits, equity requirements or terms if the property does not sell.

6. Zoom Casa Pre-Sale Prep

Coverage: All 50 states and Washington, DC, subject to property and contractor availability
Specialty: Renovation, staging, painting, flooring, kitchens, bathrooms, landscaping, photography and project management
Payment information: Zoom Casa funds approved work and receives repayment at closing. Its published program fee is 15% of the renovation premium captured, in addition to reimbursement of the renovation cost.

7. Remodeling Right/R2SR

Coverage: Maryland-based; confirm individual Northern Virginia and Washington, DC addresses
Specialty: Whole-home renovation, kitchens, bathrooms, inspection repairs and property redesign
Payment information: Approved renovation costs can be deferred until closing. Public information does not identify the program fees, project limits or repayment terms if the property does not sell.

8. Residential Real Estate Solutions

Coverage: Maryland; confirm individual Northern Virginia and Washington, DC addresses
Specialty: Pre-listing renovations, home-inspection repairs, structural work, roofing, flooring, painting, electrical, plumbing, radon, wells and septic systems
Payment information: The entire approved invoice can be deferred until settlement. The company works with real estate professionals across brokerages.

10. Sarokey Kitchen & Bath

Coverage: Northern Virginia, Maryland and Washington, DC
Specialty: Kitchen and bathroom design, cabinetry, countertops and remodeling
Payment information: Payment at closing is advertised through Sarokey's NVAR Strategic Partner profile. Homeowners should obtain the eligibility requirements, fees and repayment deadline in writing.

Renovation financing option

11. HouseAmp

Coverage: Select states; verify eligibility for Virginia, Maryland and Washington, DC properties
Specialty: Financing for renovations, repairs, staging, moving and other home-sale preparation expenses
Payment information: HouseAmp is a financing platform rather than a contractor-funded renovation service. Its published options include secured funding up to $250,000 and unsecured funding up to $50,000. Credit, occupancy, interest and lender requirements may apply. The program is currently focused on primary residences.

Specialized pay-at-settlement contractors

12. Carpet & Vacuum Expo

Coverage: Montgomery County and Washington, DC; confirm Northern Virginia availability
Specialty: Carpet, hardwood, luxury vinyl plank, laminate and hardwood refinishing
Payment information: Offers full or partial payment at settlement on approved projects. Qualifying clients may also choose 12-month, 0% financing.

13. Step It Up Construction

Coverage: Anne Arundel County, including Annapolis, Pasadena, Glen Burnie, Severna Park, Crofton, Odenton and nearby communities
Specialty: Roofing, siding, windows, flooring, drywall, decks, kitchens, bathrooms and inspection-related corrections
Payment information: Approved repair costs can be paid through settlement. Eligibility, fees and delayed-closing terms should be stated in the written agreement before work begins.

14. Rent Turners

Coverage: Maryland; confirm the exact property address
Specialty: Lender-required repairs, safety corrections, railings, decks, handyman services and smaller inspection punch lists
Payment information: Payment at settlement is available when closing is within 30 days of the repair start date. The company publishes a $90 administrative fee, with a possible 5% charge for every additional 30-day delay.

How to choose the right program

Do not select a renovation program based only on the words “no money upfront.” Before approving any work, compare the home's likely net proceeds under two scenarios:

1. Selling the property in its current condition

2. Completing a targeted renovation and repaying all costs and fees at settlement

Ask each provider these questions:

• What is the complete project price, including program, financing and administrative fees?

• Is the payment arrangement a loan, deferred contractor invoice or equity-based agreement?

• Will a lien or other security interest be recorded against the property?

• When does repayment become due if the property does not sell?

• What happens if the listing is withdrawn, expires or changes agents?

• Who pays for permits and unexpected repairs?

• How are change orders approved?

• Who is responsible for missed deadlines or defective work?

• Is the contractor licensed and insured in the property's jurisdiction?

• Can the seller choose and retain their own listing agent?

Renovate everything—or focus on the right improvements?

The goal is not to create your personal dream home immediately before selling it. The goal is to remove the condition problems and visual objections that could reduce buyer interest or lead to lower offers.

Depending on the property and comparable sales, the strongest pre-listing improvements may include:

• Fresh neutral paint

• New carpet or refinished hardwood flooring

• Updated lighting and hardware

• Kitchen cabinet, countertop or appliance improvements

• Bathroom repairs and cosmetic updates

• Landscaping, power washing and exterior cleanup

• Correction of visible leaks, safety issues and deferred maintenance

• Professional cleaning, decluttering and staging

A full renovation is not automatically the best financial decision. Sometimes a focused $10,000 preparation plan produces a better return than a $75,000 remodel. The decision should be based on nearby comparable sales, current competition, the seller's timeline and the amount the homeowner is likely to keep after every expense.

Get a customized sell-as-is versus renovate-first analysis

If you are considering selling a home in Northern Virginia, Maryland or Washington, DC, I can help you compare your options before you commit to a contractor or renovation program.

We will review your property's current condition, nearby sales, competing listings, likely improvements, estimated costs and potential net proceeds. You can then decide whether to renovate, complete a smaller preparation plan or sell the property as-is.

I'm always looking for real estate referral partners. Click here to see my service area.

Program availability, pricing and eligibility can change. This article is provided for general information and does not constitute legal, lending, construction or financial advice. Verify contractor licensing, insurance and written program terms before authorizing work. ReShawna Leaven and Keller Williams do not guarantee the services, workmanship, financing or results of third-party providers.