What if you could upgrade your Sammamish home with no upfront costs and walk away with more at closing? Prepping a house to compete on the Eastside can feel overwhelming, especially when buyers compare every finish. You deserve a simple plan that focuses on updates that actually move the needle. In this guide, you’ll learn how Compass Concierge works, which projects pay in Sammamish, realistic budgets and timelines, and how to model your net proceeds with confidence. Let’s dive in.
Compass Concierge, in plain English
Compass Concierge advances the cost of approved pre-listing improvements, and you repay the advance at closing from your seller proceeds. That means no upfront cash outlay and fewer delays getting market-ready. Compass often coordinates vendors and invoicing, depending on the scope and market. For an overview of program mechanics and how to start, review the official Compass Concierge page.
Typical features to confirm with your agent before you sign:
- Eligible categories, such as paint, staging, flooring, kitchen or bath refreshes, and landscaping. Structural or major remediation work may not qualify.
- Whether Compass pays vendors directly and handles invoices.
- Program caps or limits tied to the property and market.
- Any administrative fees, repayment timelines, or what happens if the sale does not close. Terms can vary by market and over time.
The practical takeaway: Concierge lets you focus on the right improvements without tying up cash, so you can present a stronger listing and potentially shorten time on market.
Why updates pay in Sammamish
Sammamish sits within the Seattle–Bellevue Eastside, where buyers often compare move-in-ready homes side by side. Cosmetic updates, refreshed kitchens and baths, new or refinished flooring, and polished outdoor spaces tend to earn stronger responses than leaving a home “as is.”
Buyer research backs this up. The National Association of Realtors consistently reports that updated kitchens and bathrooms, storage, and outdoor living space rank high on buyer wish lists. You can review buyer preference trends on NAR’s research and statistics hub.
Local costs are higher than the national average, and permits can take time. The upside is that Sammamish’s higher price points can support meaningful absolute returns when you choose the right scope. Market conditions matter too. In a competitive market, modest cosmetic work can spark multiple offers. In a slower market, very large projects are harder to recover.
High-impact, fast projects
These updates are quick to execute and tend to deliver the best first-impression ROI in Sammamish.
Interior painting
- Scope: Prep and paint high-impact rooms like the living room, kitchen, and primary bedroom in a neutral palette. Touch up trim where needed.
- Timeline: 3 to 7 days for most single-family homes.
- Typical cost: About $2,000 to $8,000 depending on size and complexity.
- Why it works: Fresh paint elevates listing photos and buyer perception. Industry reporting regularly finds paint among the strongest short-term payoffs for cosmetic appeal.
Decluttering and staging
- Scope: Partial staging for key rooms, or full staging for vacant homes. Virtual staging is a backup option.
- Timeline: 1 to 3 days for setup.
- Typical cost: Partial staging often $1,500 to $4,500. Full staging can range from $4,000 to $12,000 or more depending on size and rental period.
- Why it works: Staging helps buyers understand scale and flow, reduces days on market, and can support stronger offers in competitive segments.
Curb appeal and landscaping
- Scope: Lawn repair, mulch, pruning, seasonal plantings, pressure washing, and a front door refresh.
- Timeline: 1 to 7 days, weather permitting.
- Typical cost: About $1,000 to $10,000 depending on scope and lot size.
- Why it works: Buyers form opinions at the curb. A tidy exterior and welcoming entry provide high perceived value relative to cost.
Targeted mid-level updates
These projects take a bit more time and budget but often make the difference in Sammamish showings and offers.
Flooring replacement or refinish
- Scope: Refinish existing hardwoods or replace tired carpet with engineered hardwood or durable laminate in main living areas.
- Timeline: 1 to 3 weeks depending on square footage.
- Typical cost: Refinishing usually $3,000 to $10,000. Selective new flooring can run $6,000 to $25,000 or more.
- Impact: Consistent, modern flooring unifies spaces and photographs beautifully, which strengthens online interest and in-person perception.
Kitchen refresh
- Scope: Paint or reface cabinets, install quartz or solid-surface counters, swap hardware, update sink and faucet, and improve lighting.
- Timeline: 2 to 6 weeks depending on scope and lead times.
- Typical cost: About $8,000 to $40,000 or more.
- Impact: Remodeling’s Cost vs. Value reporting shows minor kitchen remodels often recoup a substantial portion of cost at resale. In Eastside markets, clean and light finishes routinely help buyers move quickly.
Bathroom refresh
- Scope: New vanity top, fixtures, tile repairs, lighting, and toilet. Often stops short of full demolition.
- Timeline: 1 to 3 weeks.
- Typical cost: About $5,000 to $25,000.
- Impact: Clean, updated baths remove common buyer objections and can support stronger offers.
When big remodels make sense
Full kitchen or bath remodels, room additions, and structural changes are higher cost, take longer, and often require permits. According to Remodeling’s Cost vs. Value report, major projects tend to recoup a lower percentage of cost at resale compared with smaller cosmetic updates. They can still be strategic in certain price bands where buyers expect premium finishes, but many Sammamish sellers net more by choosing targeted updates instead of large-scale renovations.
Recommended budgets by price band
These sample Concierge packages are starting points. Your actual scope should match the home’s condition and neighborhood comparables.
Entry or lower Eastside price band
- Budget: About $5,000 to $20,000.
- Focus: Interior paint, floor refinishing, light kitchen or bath refresh, decluttering and staging, and curb appeal.
- Goal: Maximize showability and reduce perceived buyer risk.
Mid price band (many Sammamish single-family homes)
- Budget: About $15,000 to $50,000.
- Focus: Kitchen refresh, primary bath updates, selective flooring, landscaping, and higher-end staging.
- Goal: Match neighborhood expectations to attract competitive offers and higher net proceeds.
Upper or luxury price band
- Budget: About $25,000 to $100,000 or more.
- Focus: Premium kitchen or bath touches, primary suite polish, outdoor living upgrades, lighting, and smart-home tuning.
- Goal: Align with top-tier comps without overcapitalizing.
A simple 2 to 6 week plan
Week 0
- Walk-through with your agent to define a prioritized scope and Concierge budget.
- Submit Concierge intake for approval and start contractor scheduling.
Weeks 1 to 3
- Knock out fast, high-impact work first: interior paint, curb appeal, and decluttering.
- Order materials for mid-level updates to keep momentum.
Weeks 2 to 6
- Execute kitchen and bath refreshes and flooring. Then schedule professional cleaning and staging.
- Capture final photos and video after visible updates are complete.
Most Concierge projects can be completed in 2 to 6 weeks. Larger remodels extend the timeline and can delay your market debut.
How we protect your net
You should know exactly how upgrades flow through to your bottom line. The right approach is a simple, side-by-side net sheet that compares selling as-is versus using Concierge.
Here is how the analysis works:
- Establish conservative and optimistic sale price scenarios using recent neighborhood comps.
- Estimate improvement costs with local bids, plus any applicable program fees per your signed terms.
- Model your seller proceeds: projected sale price minus closing costs, commissions, and Concierge repayment.
- Choose the scope that improves photos, showings, and offers while protecting your net under conservative assumptions.
We also discuss contingencies. If a project uncovers a bigger issue outside the approved scope, we will reassess options and timing so you can make an informed decision before proceeding.
Next steps for Sammamish sellers
- Schedule a consult and walk-through to prioritize your highest-return updates.
- Review a clear scope, timeline, and bids, then submit for Concierge approval.
- Complete upgrades, stage, and launch with polished marketing that highlights the improvements.
If you want a data-driven plan to maximize your proceeds, we are ready to help. Connect with Josiah Willis to map your scope, timeline, and net sheet. Request your free home valuation.
FAQs
What is Compass Concierge and how does repayment work?
- Compass advances the cost of approved pre-listing improvements and you repay the advance from seller proceeds at closing, with program terms confirmed before work begins.
Which projects usually qualify in Sammamish?
- Cosmetic work like paint, staging, flooring, kitchen and bath refreshes, and landscaping are commonly approved, while major structural fixes may fall outside the program.
How long does a typical Concierge prep take before listing?
- Many Sammamish projects finish in 2 to 6 weeks, with paint and curb appeal first, followed by mid-level updates and staging.
Do big remodels pay off the same as small updates?
- Industry reporting shows smaller, targeted updates often recoup a higher percentage of cost than major remodels, which tend to have lower cost recovery at resale.
How do you estimate my net proceeds after using Concierge?
- We prepare a net sheet with conservative and optimistic scenarios that accounts for sale price, closing costs, commissions, and Concierge repayment so you can compare against selling as-is.
What happens if the sale does not close after upgrades?
- Program terms vary by market, so your signed agreement will specify repayment timing and any fees if a sale does not close as planned; review details with your agent before work begins.
What buyer preferences matter most on the Eastside?
- NAR research consistently highlights updated kitchens and baths, storage, and usable outdoor space as key considerations, which is why those upgrades often earn attention in Sammamish.
