Financing Pre‑List Upgrades for Sugarloaf Sellers

Thinking about listing in Sugarloaf Country Club but wondering about the options for return on investment and funding to best prepare your home? You are not alone. In a premium, golf-course community, the right improvements can shorten days on market and improve your sale price without draining your cash. We do this every day and are very tuned into the desires of Buyers coming to Sugarloaf.  Here are some ideas and recommendations to prioritize your options.  Let’s dive in. 

Why pre-list upgrades matter in Sugarloaf

The first Sugarloaf Country Club homes began to appear back in 1995-1996.  The club opened in 1997.  Many homes were built in the late 1990s and early 2000s which makes most of our homes 20-25 years old.  The styles desired by Buyers have changed significantly.  There are limited options for exteriors.  Some brick homes can be painted light colors which makes them look more modern.  Other popular options include replacing windows and front doors.  These can be effective strategies that help with the exterior curb appeal.  Most of the updates are focused on the interiors.  When most of these homes were built, the interiors were more traditional.  Faux painting was popular.  Heavy molding, ornate light fixtures and interior columns were in.  Today, the majority of Buyers are looking for more modern interiors with open floor plans, light paint colors, good natural light, modern light fixtures and more.  Even the light bulbs have changed from softer yellow to more bright white or daylight colors.  The most important areas of focus for updates and renovations include interior painting, kitchens, flooring, bathrooms and light fixtures.  Decorative columns are being removed and even walls removed to create more open spaces. Sugarloaf buyers will be calculating their costs to renovate and making offers that reflect those costs plus their time and effort. 

It is also important to repair items that will be seen by Buyers and found by the inspectors.  This shows your home is well-maintained.  Roofs are a major focus for Buyers since many insurance companies will not cover roofs over 15 year old.  The days of easy roof replacements through insurance are over.  It is best to address older roofs prior to listing.  HVAC systems have changed dramatically in recent years.  Always have your systems serviced prior to listing no matter the age.  If they are over 15 years old, your Buyers may ask for them to be replaced.  Water heaters fall into a similar category.  Tankless systems are best - just remember to have them serviced prior to listing. Other home systems to consider include irrigation, drainage, security systems, audio/ video systems and more.  If you have a home theater and the projector is over 10 years old, your Buyers will feel the need to replace.       

Homes that are already updated sell faster and achieve the highest prices.  Homes that are not updated achieve more of an investor price.  See this chart from Zonda’s Cost vs. Value Trends.  Floyd Real Estate Group can advise you on the highest priority options that produce the best return for preparing you home.  We understand that major renovations to kitchen, baths and flooring may be too much to tackle.  Yes, these bring some of the highest returns but may takes 6+ months and considerable budget.  With smaller improvements and painting plus strategic staging, we can make impactful updates within more reasonable costs.     

The smartest ways to fund improvements

Floyd Real Estate Group offers a unique program through Compass Concierge that allows our seller clients to borrow interest-free funding and simply pay back at closing.  It just takes a few minutes to apply and you can start using the funds immediately.  Most of our clients use this program - especially our wealthiest clients. They understand the cost of money and see the benefit of using interest-free funding versus their own capital.   

Below are other common financing paths that may be available to sellers. 

Cash on hand

• Pros: simple, fast, no new payments or liens.
• Cons: ties up liquidity you may need for your next purchase.
• Best for: light cosmetic work or when speed is critical.

HELOC (home equity line of credit)

• Pros: flexible draws and interest on what you use; often faster to open than a full refinance; interest may be deductible if used to substantially improve the home that secures the loan. See Experian’s overview.
• Cons: variable rates can change your payment; adds a second lien.
• Best for: staged projects or variable scopes where you want control over when funds are drawn.

Home equity loan (second mortgage)

• Pros: fixed amount, rate, and term for predictable costs; potential interest deductibility when used to improve the secured home. Details here.
• Cons: closing costs; second lien; requires sufficient equity.
• Best for: a well-defined scope with a single lump-sum need.

Cash-out refinance

• Pros: combines your mortgage and project funds into one loan; can offer lower rates than unsecured options.
• Cons: longer timeline to close, higher closing costs, and a higher mortgage balance; monthly payment typically rises. Recent coverage underscores that tradeoff.
• Best for: owners who also want to reset their mortgage and have time to close before starting work.

Contractor financing or personal loans

• Pros: fast approvals and simple application at point of sale.
• Cons: rates and terms vary, and unsecured options can be costly versus home-secured financing.
• Best for: smaller scopes when speed matters more than rate.

A quick note on taxes

• Interest on home-secured loans used to buy, build, or substantially improve the secured home may be deductible. Always confirm with your tax advisor and review IRS Publication 936.

Permits, POA approvals, and timing in Sugarloaf

Before you start, confirm permit needs with Gwinnett County and Architectural Control Committee approvals with the Sugarloaf POA. Structural work, major electrical, plumbing, additions, pools, and significant decks typically require Gwinnett County permits and inspections. Changes to the exterior including exterior paint color changes, new roof, new shutters, landscaping, tree removal, landscape lighting and more will require approvals from the ACC (Architectural Control Committee) of the Sugarloaf Property Owners Association.  

Gwinnett uses an online portal and requests time for plan review and inspections, so build that into your schedule. Start with the county’s Building Services page to check requirements. 

Pre-list checklist for Sugarloaf

• First impression at front walkway/ front door
  • Repair any cracked mortar or brick  
  • Pressure wash to look like new
  • Paint door if needed.  In some cases, you may want to replace the door
  • Repair major cracks or settling in the concrete walkway
  • Add seasonal flowers
  • Clean windows if needed
  • Check for obvious signs of wood rot on trim, windows, soffits, etc. 
• Windows 
  • Replace cracked or fogged windows
  • Clean windows if needed
  • Replace any rotted wood or sealing needed
• Landscaping
  • Trim trees of bushes
  • Clip any dead areas
  • Replace dead plants if needed
  • Knock down spider webs
  • Limb up trees of needed - creates more sun to grow grass
  • Add seasonal flowers
• Home systems 
  • Replace roof if over 15 years old
  • Make any other roof repairs (shingles, sealing, etc.) if needed
  • Check the attic for signs of rodents (squirrels, rats) or other wildlife (it is very common to see squirrels in the attic)
  • Repair any holes if needed
  • Replace or cover with fresh insulation if droppings found
  • Update HVAC systems over 15-20 years old
  • Have HVAC systems serviced
  • Updated water heaters if over 20 years old
  • Service water heaters or tankless prior to listing 
  • Check fireplaces and have serviced if needed
  • If you have a pool, check the equipment to make sure everything works (pool/ spa heaters only last around 5 years)
  • Make sure irrigation systems are functioning properly
  • Check gutters, downspouts and general drainage
  • Clean/ repair gutter and downspouts if needed
  • Make sure underground drainage is not clogged
  • Make adjustments to any areas of standing water or water runoff
• Kitchen
  • Make sure appliances are working properly (including bars/ kitchens in basement) 
  • Buyers prefer kitchen cabinets with soft-close doors/ drawers and cabinets that extend up to the ceiling
  • Buyers prefer large kitchen islands with light colors - quartz is the most common
  • Buyers prefer recessed lighting with modern fixtures 
  • Most Buyers prefer vent hoods and large walk-in pantries
  • Many Buyers value extra refrigerators
  • Most high-end new homes now have sculleries that are secondary kitchens (for caterers) with extra storage and sometimes extra washers & dryers 
  • Many renovations now include bar areas and wine cellars in the kitchen areas versus the basement
  • Consider removing any non-structural columns in the kitchen and main living areas
  • The kitchen is the heart of the home - so this area matters!
• Lighting 
  • Update light fixtures in the kitchen, bathrooms and main rooms.  
  • If you want to take a light fixture, replace it - otherwise Buyers will want to negotiate it
  • Replace bulbs with daylight 
  • Open blinds/ shutters to allow for natural light
  • Remove heavy window treatments
  • Remove window screens
  • Remove any sun filtering on windows 
  • Let the natural light in!   
• Bathrooms
  • Prioritize the primary suite bathroom first
  • Large, open showers are popular
  • Standalone tubs are popular - although many people miss their jets (some standalone tubs include jets)
  • If you have an older whirlpool style tub, get checked to make sure it works
  • High-end toilets are popular (i.e. Toto)
  • Buyers want large, customize walk-in closets
  • If large enough, an island is preferred. 
  • Safes for jewelry and other valuables (including guns) are also popular
  • Stage with white towels and modern accessories  
  • Secondary bathrooms with showers are desired
  • Leave one bathroom with a shower/ tub for smaller children and grandchildren
  • Consider handicap options for multi-generation bedrooms/ bathrooms 
• Decks
  • Have the deck checked for the latest code and any repairs needed
  • Pressure wash and paint of needed
  • Decks are a common area for inspection issues
• Flooring 
  • Buyers prefer hardwoods throughout - possibly LVP in the basement
  • If the hardwoods are scratched or older colors, consider refinishing with lighter colors
  • Most Buyers prefer larger plank hardwoods with lighter colors
  • Some Buyer like marble floors (i.e. entry) or porcelain  
  • Consider replacing carpets in the bedrooms - or at least clean
  • Most Buyers will want to replace carpets
• Staging and photography
  • Schedule a staging/ design consultation - staging is one of the highest ROIs other than painting
  • Our stager/ designer will develop a customized plan that may include some of your furniture and accessories, replacing or a combination
  • We use high-end photography and drone shots
  • We specifically edit to achieve the best look (i.e. green grass, remove items, add images for TVs, ad fire to the fireplaces, blue skies and more)
  • We also have a portfolio of Sugarloaf CC photos that we use to highlight the community 

Example timelines and resources

• Small cosmetic refresh: about 1 to 3 weeks, 
• Minor kitchen or bath update, doors, or lighting: about 2 to 6 weeks, including material lead times.
• Larger remodels: plan for 3-6 months.
• We have a wide range of skilled resources that we can recommend to make the process easy

Ready to move forward?

If you want a managed, private, and polished path to market, we can help you prioritize, finance, and execute the right upgrades for Sugarloaf buyers. We have lived in Sugarloaf Country Club for over 27 years and have helped hundreds of clients sell their luxury homes.  We specialize in preparing homes and selling for the highest values.  Contact us at Floyd Real Estate Group to get started!

FAQs

Should I renovate before listing in Sugarloaf?

• It depends!  First, we need to assess your home and can recommend the best approach.  Yes - updated homes sell faster and for more money.  We can help you develop the right plan to strategically update and sell your home for the highest price.  

What is the fastest way to fund pre-list work?

• Our exclusive Compass Concierge program provides interest-free funding to prepare your home.  Just pay back at closing.  Contact us for details!  

Do I need a permit or approvals for Sugarloaf pre-list renovations?

• Structural changes and major electrical, plumbing, additions, pools, and significant decks typically require Gwinnett permits.  Exterior changes require the approval of the Architectural Control Committee for the Sugarloaf POA.  We can advise you to make this process easier. 

Where do I find skilled resources to perform the work?

• We are happy to recommend resources to get the work completed.  We do this every day and have an extensive list of resources.