A Remodeled Home Text (949) 572-4468
Stale Listing Rescue

Southern California - Pre-sale refresh

Sell for the renovated price, not the fixer price.

Your home shouldn't sell for less simply because buyers can't see its potential. Whether you're preparing to list or your home is already sitting on the market, strategic renovations and thoughtful design can transform how buyers see your property. They can also change what they're willing to pay. We handle the improvements, with renovations done at cost plus a flat design fee. No need to settle for a discounted fixer price or leave years of hard-earned equity on the table. You built the equity. You deserve to keep it. The work is funded by a loan secured by your home's equity. The loan's payments are built into the loan. The loan and design fee are repaid at closing from the sale proceeds.

A real project.

A real project at a glance
Purchase$1,735,000
Rehab$380,000
Refreshed value$2,740,000
Gross spreadbefore selling and carrying costs$625,000

The actual numbers for the project pictured above, before normal selling costs and the design fee. Your free analysis uses your home and your comparables.

I’m Selling My Home

Sell for more. Keep more. Walk away with more.

Before you sell, find out what your home could really be worth. We’ll compare what you’d walk away with selling as-is versus making strategic improvements designed to maximize your sale price. Both scenarios are backed by comparable sales, so you can make an informed decision. The analysis is completely free, with no obligation.

I’m a Real Estate Agent

Win more listings. Sell for more. Earn more.

Give your sellers a smarter way to maximize their home’s value through strategic improvements, with renovation costs funded by a loan secured by the seller's home equity, its payments built into the loan, and repaid at closing from the sale proceeds. Stand out from competing agents, deliver better results, and increase your commission potential.

I’m Buying a Fixer-Upper

See the potential. Know the costs. Buy with confidence.

Turn a fixer into your dream home, without the guesswork. Know the renovation costs, explore the design possibilities, and see the home’s potential before making an offer. Once it’s yours, we’ll handle the transformation.
35 Yearsin the real estate industry
10,000+real estate & fix & flip transactions participated in
Live AccountingComplete transparency on every dollar
At CostRepairs priced at cost, plus a design fee. This allows you to get more work done.

Before and after

Case studies

A real project, with its numbers.

Real project

The house buyers would not walk through, brought back

This home was in hoarder condition when it was purchased, with rooms piled high and a yard buried in weeds, the kind of house most buyers would not walk through. The work began with a full cleanout, followed by a complete renovation of the house. The renovation also added a new ADU, giving the property a second home. It resold for $1,640,000.

$772,000Purchased
$400,000Renovation, including new ADU
$1,640,000Resale
$468,000Gross spread, before selling and carrying costs

Back yard

Living room

Front of the house

Finished photos from this project

Finished front of the home, head-on view of the white stucco facade
Finished kitchen, seen through the arched opening, with light wood cabinets, a stone backsplash, and a black range
Finished living room, with a round ribbed coffee table and an olive tree
Finished living room, with a sofa, a round coffee table, and a stone arch niche
Stone arch niche detail in the living room, with built-in wood cabinets below
Finished back yard and new ADU, with outdoor chairs and a fire pit in front of the ADU
The ADU added, close backyard view of the ADU front with wood French doors under an angled glass panel and planting in front
Real project

A Spanish-style home, fully reimagined

This Spanish-style home had kept its character, but the rooms felt dated. It was renovated and redesigned throughout, then sold at its refreshed value of $2,740,000.

$1,735,000Purchased
$380,000Renovation
$2,740,000Resale
$625,000Gross spread, before selling and carrying costs

Dining room

Finished photos from this project

Finished front exterior of the home, white stucco facade with fresh landscaping
Finished kitchen with wood cabinets, a marble island, and black and gold pendant lights
Finished dining room, close view of the dark wood table with slipcovered chairs, a modern chandelier, landscape art, and wood framed windows
Finished living room with dark wood floors and an arched opening into the kitchen
Finished living room with a fireplace, arched French doors, and dark wood floors
Finished bedroom with arched French doors, wood closet sliders, and warm toned bedding
Finished backyard with a new pool, lawn and stone pavers, and the rear of the home and casita
View through the rear door to the new pool and spa, with lawn and trees beyond

The new pool cost $72,000 to build and created almost $200,000 in added value.

Your home could be the next one.

Get My Free Analysis

For homeowners

Your home holds years of your life. Do not let it sell short.

You've spent years building equity in your home. So why should the next owner be the one who cashes in on it? We've all seen it: the beautifully renovated house down the street sells for top dollar, while yours sits on the market, waiting for someone to fall in love with that kitchen from 1984.

The showings slow down. The feedback starts sounding like a broken record: the floors, the paint, the kitchen. Then come the words no seller wants to hear: price reduction. Or worse, no one is interested.

Your home may have everything buyers want: great location, good floor plan, plenty of potential. But today's buyers know it is a buyer's market, with plenty of homes to choose from, and they are not lining up to spend their weekends picking out tile and interviewing contractors. They want the finished product, preferably with a nice kitchen and zero homework. And the buyers who are willing to take on the work? They are usually looking for a huge bargain, at your expense.

What if you didn't have to write a bunch of checks to get there? Instead of discounting your home so the next owner can renovate it and enjoy the upside, capture that value yourself. We figure out which improvements will actually make a difference, design the transformation, and handle the renovations: no unnecessary upgrades, no guessing what buyers want. The work is funded by a loan secured by the equity in your home, the loan's payments are built into the loan, and the loan plus our design fee are repaid at closing from the sale proceeds.

The goal: a home buyers get excited about, a stronger selling price, and more of your hard-earned equity staying where it belongs, in your pocket. After all those years of mortgage payments, maintenance, and property taxes, shouldn't you be the one enjoying the payoff?

Happy older couple laughing together while the husband signs paperwork at a table across from an agent
Signing day is easy to smile through when the price is the one you planned on.
Smiling older couple at a signing, the wife leaning happily on the husbands shoulder while an agent sits beside them
Closed, and keeping more of what the home earned.
Fit older couple in workout clothes relaxing with water bottles on a patio by a pool
Then the extra money goes to work: more life, less worry.

Sound familiar?

  • Days on market are climbing and showings are slowing down
  • Feedback keeps naming the same things: paint, floors, kitchen surfaces, curb appeal
  • You know the equity is there, it is just locked behind the work
  • You do not want to fund repairs out of pocket before you sell

A lowball cash offer and the list-it-and-hope approach do the same quiet thing: they hand your equity to a buyer or an investor at a discount. This program exists so the seller keeps the upside instead.

Start with the two numbers

Before you decide anything, we show you the likely as-is number and the refreshed number, side by side. If the gap does not justify the work, you will know before a single repair starts.

Get My Free Analysis

Picture the closing you actually want

The photos go live and the home looks the way you always knew it could. Buyers walk in and compete instead of calculating discounts. The offer comes in at the price the renovated homes on your street get, because now yours is one of them. At closing, you walk away with the full value of the home, and you start the next chapter on your terms, with the money that chapter needs. That is the outcome the refresh is buying. The paint and flooring are just how we get there.

The offer, plainly

We do the repairs at cost plus a design fee. The repairs are paid through a loan secured by your home's equity, the loan's payments are built into the loan, and the loan and our design fee are repaid from the sale proceeds at closing.

How the money works: we arrange a loan secured by the equity already in your home, and that loan funds the work. You do pay for the repairs, through that loan, but the loan's payments are built into the loan itself, so nothing comes out of your pocket while the work happens or while your home is listed. When your home sells, the loan is paid off at closing from the sale proceeds, and the design fee is paid off at closing too. Not every home qualifies: your free analysis confirms whether your home's equity position supports the loan before anything is promised or started.

How we make money: the design fee is our profit, and it is stated in your analysis before anything starts. Repairs are passed through at actual cost, and you see the invoices. No padded construction bill, no markup hiding inside the work. That is the difference between this and a fixed-price program that profits from spending less on your home than it charged you.

Already have an agent? Keep them. We work alongside your agent, not instead of them. Our job is the repairs and the design. Their job is selling your home.

Our fee puts us on your side of the table

You pay us a design and consulting fee, and that fee creates a fiduciary responsibility: we negotiate with vendors on your behalf, and your behalf only. We make no money on the repairs. Repairs are priced at cost, and you see the invoices. We also put our existing vendor relationships and volume discounts to work on your project, pricing a homeowner cannot get from retail contractors. Measured against what you would pay retail on your own, the discounts we procure can come close to paying for our fee by themselves. And if you have a contractor you trust, or a family member who can handle part of the work, we are glad to work with them. Every dollar they save you is a dollar we never touch.

The free analysis

Know your real number, before you decide anything

Before you list is the ideal time to start. It is not the only time. Certainty first, wherever you are starting: every engagement begins with a free analysis of your home: what you would likely net selling as-is, and what you would likely net after a targeted refresh. It is a real comparable-sales analysis, the same work our team does for lenders, and it is yours to keep whether you hire us or not. Two numbers, one decision, and the decision stays yours. For a home that is already listed, the analysis includes the Showing Feedback Audit: we pull every agent who has shown the home, call them, and dig into exactly why their buyers passed. We sort those objections into what can be fixed and what cannot, and we build the refresh scope to eliminate the fixable ones. Start by finding out what selling as-is is really costing you. In the labeled example on this page, that gap is the difference between an $810,000 as-is value and an $895,000 refreshed value.

Backed by real comparable sales. Not numbers pulled out of thin air. And if you are already working with an agent, they can review and verify everything.

Already listed? We will call the agents who have shown your home and find out why their buyers passed. Was it the kitchen? The floors? That questionable bathroom tile from 1984? Then we figure out what is worth fixing, and what is not.

Every dollar, visible. You get access to a shared expense sheet, updated daily, showing every dollar spent, every receipt, and how the work is progressing. No mystery charges, no disappearing budgets, no wondering where that $4,000 went.

DateItemQtyAmount
Jun 2EcoSmart Firecode Drywall, 5/8 in. x 4 ft. x 10 ft.25$472.00
Jun 2KILZ 2 All-Purpose Primer, 5 gal.1$79.20
Jun 4ScotchBlue Painter's Tape, 1.88 in. x 60 yd.2$15.16
May 21Premium Fir Dimensional Lumber, 2 in. x 6 in. x 12 ft.15$206.10
Jul 23Sheathing Plywood, 3/8 in. x 4 ft. x 8 ft.5$118.30
Jun 3LED Recessed Lighting, 4 in., 4 pack3$1,201.11
May 31LED Recessed Downlights with J-Box, 4 pack5$825.95

A sample of the real tracking, with account details removed. Yours is updated daily.

And the best part? The analysis is completely free. No pressure, no obligation, no awkward sales pitch. Just real numbers, complete transparency, and a plan to keep more of the equity you worked so hard to build.

Already listed? Start here

If you have already tested the market and the market is not responding, the silence is the response.

That silence is not a dead end, and it does not mean you came too late. It is the market pointing — without words — at the objections buyers are carrying. The Showing Feedback Audit brings those objections into the open: we ask the agents who have already shown the home why their buyers passed, sort what can be fixed from what cannot, build the refresh around the fixable ones, and relaunch with the reasons to pass removed.

1

Analyze

We walk the home, run the comparables, and give you the two numbers: as-is net versus refreshed net. If your home is already listed, the audit comes first, so the numbers and the scope reflect the objections buyers have already raised.

2

Scope

You get a capped list of high-return fixes only. If a repair is not expected to pay for itself, it does not go on the list.

3

Renovate

Licensed contractors and our designers do the work. Most cosmetic refreshes are measured in weeks, set by the scope.

4

List or relaunch and sell

Your home goes on the open market and the MLS — or returns to it — at the refreshed value, presented the way buyers expect at that price and with the known objections answered.

5

Funded by a loan, repaid at closing

The repairs are paid through a loan secured by your home's equity. The loan's payments are built into the loan, so you do not write checks during the work or while the home is listed. At closing, the loan and our design fee are repaid from the sale proceeds.

You do not manage a renovation, and you do not chase contractors. You approve a plan, we run the work, and you get the closing you pictured.

Two doors, same discipline: starting before you list, the plan answers the likely objections before buyers raise them. Starting after the market has gone quiet, the audit names the actual objections, so the relaunch is built on real showing feedback rather than guesses.

See your own home the way buyers could see it

Send us photos of your rooms, and your free analysis includes an AI preview of those same rooms refreshed: the paint, flooring, counters, and light your buyers would walk into. It is one thing to read two numbers. It is another to stand in the finished room before you decide anything. The preview is an illustration of potential, not a final design. The actual finishes and design are set in the written scope before any work starts.

Request your free analysis

What the program covers

Only the work that pays you back

Most homes need one of three levels of refresh. The analysis tells you which one your comparables support, and the scope stops there. Every item on the list is there because it is expected to return more than it costs. A fourth level exists for special circumstances, and it is taken on case by case.

Tier 1

Essential Repairs

  • Paint touch-ups and small wall repairs
  • The visible fixes buyers photograph and mention
  • Deep clean, inside and out
  • Yard cleanup and first-impression work

Return logic: the lowest cost way to stop buyers discounting the whole home over small, visible neglect.

Tier 2 - the core program

Cosmetic Refresh

  • Full interior and exterior paint
  • New flooring through the main rooms
  • Countertops, fixtures, and lighting
  • Landscaping and curb appeal

Return logic: this is where the renovated price is won. It changes how the home photographs, shows, and appraises.

TIER 3

Kitchen and Bath Remodel

  • New cabinets, not just refaced fronts
  • New countertops and backsplash
  • New tile, tubs, showers, and fixtures
  • Layout changes where the payoff supports them

Return logic: for homes where the renovated comparables justify going further. The two rooms buyers judge hardest, rebuilt properly instead of cosmetically patched.

TIER 4 - CASE BY CASE

Additions and New Builds

  • Additions and expanded living space
  • ADUs and garage conversions
  • Ground-up new construction
  • Redevelopment of underused properties

Return logic: not part of the standard program. Taken on only in special circumstances, when the property and the numbers justify it, and reviewed case by case.

The scope

How the scope is set

The exact list for your home comes out of the free analysis. Every home gets its own scope, sized to what the comparables support, agreed in writing before any work starts. A short list, done well and done fast, is what closes the gap between your price and your condition.

Interior paintExterior paintFlooringCountertopsFixtures and hardwareLightingLandscaping and curb appealDeep cleanStaging touches

The discipline

The discipline behind it

  • No work that is not expected to return more than it costs
  • No open-ended gut remodels inside the refresh program
  • No scope creep once the plan is set in writing

When a home genuinely needs heavier work, that is a different conversation, covered in the next section and scoped on the same numbers-first discipline.

Example - hypothetical numbers

How the math can work

This is an illustration with round numbers to show the structure. It is not a client result, and your free analysis uses your home and your comparables.

Sell as-isAfter a refresh
Expected sale price$810,000$895,000
Refresh cost (paid off at closing)$0-$35,000
Proceeds before normal selling costs and design fee$810,000$860,000

In this example, a $35,000 refresh supports an $85,000 higher sale price, leaving $50,000 more in proceeds before normal selling costs and the design fee, which is set by scope and shown in your analysis. Your numbers will differ. That is exactly why the analysis comes first.

Run the same math on your home.

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Beyond the refresh

Where the concierge companies stop, we keep going

The big concierge programs stop at small, quick cosmetic work, because their economics need fast turnover. Some properties need more than that, and some owners are not selling at all. When the bigger project is the right move, this team can take it on, scoped with the same discipline: the numbers first, in writing, before work starts.

New construction and fire rebuilds

We build from the ground up, including rebuilding homes lost to fire. For a family that has lost a home, the goal is not a payout and a new address they never chose. It is coming home: their house, on their street, with their neighbors. We can run the same two-number analysis for a fire lot, what the lot would sell for as-is versus what a rebuilt home would be worth, so the decision is made with real figures and no pressure.

ADUs and garage conversions

Adding a unit adds income, and income adds value. We handle accessory dwelling units and garage conversions, including conversions done specifically to raise a property's value before a sale, so the extra unit is working for the seller in the price, not just in the rent.

Additions and larger renovations

Full kitchen and bath overhauls, added rooms, and the bigger scopes the concierge programs decline. The approach does not change with the size: comparables and costs first, a scope in writing, and work chosen because the numbers support it.

Conversions

Sometimes the best use of a property is not its current one. We reposition properties into a higher use, for example converting a single-family property to multi-unit where zoning allows, so the owner sells or holds the version of the property the market values most.

Straight talk on terms

The paid-off-at-closing, at-cost terms on this page apply only to the pre-sale refresh program. The larger projects above are scoped and priced per project, agreed before work starts. We will always tell you plainly which set of terms applies to your project.

Construction financing for larger projects can be arranged through our lending side. Learn more at Financing For Flip Investors.

For real estate agents

Listings that sell make clients for life

You already know how a sitting listing goes. The weeks stack up, the seller starts doubting the price, then the marketing, then you. The relationship you built is at risk, and so is the referral that was supposed to follow it. A refreshed listing tells a different story. The seller watches buyers compete for the home they always believed in, and sellers do not fire agents whose listings sell. They refer them. We give you the third option besides a price cut or a hope: fix the short list, at cost plus a design fee, funded by a loan secured by the seller's home equity, with the loan's payments built into the loan and the loan and design fee repaid at closing from the sale proceeds. You stay the agent. We handle the work.

  • Higher sale prices mean higher commissions on the listings you already have
  • Listings that sell instead of sitting, expiring, and going to another agent
  • Co-branded materials you can hand to sellers to explain the program
  • A stronger listing presentation: bring the two-number analysis with you
Refreshed home exterior with painted brick, a new front door color, and tidy landscaping
+$60,000

higher sale price on a refreshed listing, as a simple illustration of the scale

about $1,500

more commission to you at a 2.5% commission rate on that $60,000 increase alone

Loan-funded

repairs for your seller are funded by a loan secured by the home's equity, with payments built into the loan and repaid at closing, so the conversation is easy to start

The program for sitting listings

Stale Listing Rescue

A sitting listing has already told you something: buyers are passing for reasons. This program finds those reasons, fixes the ones that can be fixed, and gives your seller a reasoned relaunch — not just another price cut or another week of hoping.

It starts with the Showing Feedback Audit

  1. Pull the showing history. We identify every agent who has shown the home.
  2. Call them and dig. We ask exactly why each buyer passed — not the polite version, the real one.
  3. Sort the objections. The fixable issues are separated from the ones no refresh can change.
  4. Fix what is addressable, then relaunch. The refresh targets those objections, backed by the two numbers: as-is versus refreshed.

Have a listing sitting 30 days or more?

Send it to us for a free review. We will walk it, run the comparables, and give you a repair plan aimed at getting it sold — with the two numbers your seller needs to see.

Request a free listing review
Robert Fragoso, founder of A Remodeled Home

Who does the work

Built on 35 years in Southern California real estate

A Remodeled Home is led by Robert Fragoso, with 35 years in the industry and participation in over 10,000 real estate transactions. The work is handled by a combination of vendors matched to the trade. Some are licensed contractors, some are handymen, and some are material vendors who handle their own installs. The wider team also includes interior designers, seasoned real estate professionals, investors, and lenders.

That mix matters. The scope is not chosen by what looks nice in a showroom. It is chosen by what comparable sales say buyers in your neighborhood will pay for, and by people who price, fund, and sell homes for a living.

We serve homeowners and agents across Southern California.

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Questions

Asked by almost every seller

Straight answers to the questions that come up in the first conversation.

Is it a loan?

Yes, and we would rather tell you that plainly than dress it up. We arrange a loan secured by the equity already in your home, and that loan pays for the repairs. The loan's payments are built into the loan itself, so you make no monthly payments and nothing comes out of your pocket while the work happens or while your home is listed. When your home sells, the loan is paid off at closing from the sale proceeds, and the design fee is paid off at closing too. Before anything starts, you see the loan terms in writing, and you see every repair invoice as the work goes, so there are no surprises. Whether your home's equity position supports the loan is confirmed in your free analysis.

What does it cost me upfront?

The repairs are funded by a loan secured by your home's equity, with the loan's payments built into the loan itself, so you do not write checks during the work or while the home is listed. The loan and the design fee are repaid from the sale proceeds at closing when your home sells.

How much is the design fee?

It is based on the scope of work for your home, and it is explained in full in your free analysis, before any work starts and before you commit to anything. The design fee is our profit. Repairs are passed through at actual cost, and you see the invoices.

Who does the work?

Licensed contractors do the repairs, and our interior designers guide the finishes, colors, and staging touches so the result matches what buyers at your price point expect.

How long does a refresh take?

It depends on the scope of work, the time of year, and the budget allowed for the project. A lighter refresh can be as little as a couple of weeks, while heavier work can run several months depending on the severity of the work. Your exact timeline is laid out in the plan before work begins.

What areas do you serve?

Southern California. If you are not sure whether your home is in our service area, call us at (949) 572-4468 and ask.

I already have an agent. Can I still do this?

Yes. Nothing about your listing agreement has to change. We handle the renovation and design work, your agent handles the sale, and we coordinate with them from the first walkthrough to the relaunch. Nothing changes except the list price.

I am an agent. How do we work together?

Send us the listing, or bring us into the seller conversation, whichever you prefer. We run the free analysis, handle the scope and the work, and you list and sell the home. Co-branded materials for your sellers are available.

Need to sell fast instead?

Sometimes life changes the timeline: a relocation, a divorce, an inherited home that nobody can hold onto. Those situations deserve a clean, private exit on your timeline, handled with some dignity, not a fire sale. If speed matters more than price, we can talk through a cash offer on your home as-is, with no repairs and no showings. It is a different path from the program above, and we will tell you honestly which one likely nets you more. Call (949) 572-4468 to talk it over.

Free analysis

Get your two numbers, then decide

Tell us about the home and where things stand. You get the two numbers and a plan for your home, based on real comparable sales, yours to keep either way. If your home is already listed, your analysis includes the Showing Feedback Audit: we pull every agent who has shown it and dig into why their buyers passed, so the plan targets the fixable objections first. No obligation, and no pressure. Submitting sends your request straight to us, right from this page.

We schedule a limited number of refreshes each month, so every project gets a dedicated crew and a real timeline. If a start date matters to you, it is worth asking early.

The promise, in one place

  • Free analysis, backed by comparable sales
  • No obligation: the numbers and the plan are yours to keep
  • Funded by a loan, repaid at closing: the repairs are paid through a loan secured by your home's equity. The loan's payments are built into the loan, so you do not write checks during the work or while the home is listed. At closing, the loan and our design fee are repaid from the sale proceeds.
  • Plan agreed in writing before any work starts

After you send your request, we will invite you to share photos of your rooms by email or text, and we will build your AI preview from them. The preview is an illustration of potential; the final design is set in the written scope.

Prefer to talk? Call (949) 572-4468, Monday to Friday, 9 AM to 6 PM.

Call (949) 572-4468Free analysis