As an appraiser these are my top suggestions for the most productive activities which will result in the greatest return.

1) Get a great Realtor.    Often sellers look for someone to discount commissions, and for these sellers this is a dominant motive in selecting a realtor.  In my experience often it's discount realtors who undersell properties.  I recommend focusing on area specialists who have developed both a buyer / seller base, along with a reputation with fellow realtors.  There are those realtors who consistently outperform. This will translate into a realtor who will occasionally earn a good portion or the entire commission fee in the form of a higher sales price. 

2) Paint, Paint, Paint.  There is no better return on your investment.  A good paint job can truly transform a property.  Painting is the one activity that will result in an increase in value that will equal or exceed the cost of the work, and go a long way towards making a property attractive towards prospective buyers.

3) Water & Manicure Lawn.  Often trees and shrubs block a home visually.  Trimming back foliage so buyer can see a home translates into curb appeal, and makes MLS photos more descriptive for buyers.  Typically a good marketing plan involves new flower beds with attractive flowers. 

4) TLC Fix's.  Take care of those little items like cracked glass, worn door knobs, doors that stick, loose or worn items that need to be replaced.  Small annoying items distract a buyers mind from imagining ownership, so removing as much of these items from buyer’s attention is very productive.

5) Staging.  A potential home buyer will walk through your home in 3-4 minutes.  Make those brief moments as profitable & memorable as possible! In some cases basic staging can often be done with your own furniture and items.  Depersonalization & removal of personal items that might be offensive to some buyers is crucial.  A good stager will earn the fee for the work in a higher sales price that could exceed the cost of staging.