What if you could prep your Cary home for market without paying upfront for paint, flooring, or staging? Selling is already a lot to manage, and the idea of coordinating contractors can feel overwhelming. With Compass Concierge, you can complete targeted improvements now and typically repay the costs at closing. This step-by-step guide shows you how the program works in Cary, what it covers, realistic timelines, and how to decide if it fits your goals. Let’s dive in.

What Compass Concierge is

Compass Concierge is a seller program that arranges and fronts the cost of pre-listing improvements, staging, and related services when you list with a Compass agent. The goal is simple: improve presentation before launch so your home shows its best from day one. Work is completed by vetted vendors that your agent and the Concierge team coordinate.

You typically repay the costs at closing from your sale proceeds. Program terms can vary by market and over time, so you will confirm eligibility, scope, vendor selection, and repayment details in the Concierge agreement for Cary and Wake County.

Key eligibility notes

• You must list the property with a Compass agent and sign the Concierge agreement that outlines scope and terms.
• Work is done before or early in the listing period to boost market readiness.
• Repayment is usually due at closing. If a sale does not close, the agreement explains when and how repayment is handled.
• There may be local criteria, like a minimum anticipated sale price or approved vendor requirements. Your agent can confirm the current Cary specifics.

What Concierge commonly covers in Cary

Concierge focuses on high-impact, cost-conscious updates that modernize the look and improve buyer impressions.

• Cosmetic interior: neutral paint, drywall touch-ups, trim refresh.
• Flooring: replace worn carpet with luxury vinyl plank or refinish hardwoods.
• Lighting and fixtures: brighter bulbs, modern fixtures, select recessed lighting.
• Kitchen and bath refresh: cabinet painting, updated hardware, backsplash, cost-effective countertops, minor plumbing or electrical fixture swaps.
• Staging and furniture rental: full or partial staging to highlight space and flow.
• Decluttering and deep cleaning: professional cleaning, organization, and junk removal.
• Exterior curb appeal: landscaping refresh, power washing, front door paint, porch and entry updates.
• Minor repairs and safety items: address common inspection flags and small maintenance issues.
• Photo and marketing prep: professional photography, virtual staging, and floor plans.

Cary-specific considerations

• Climate and landscaping: Cary’s humid subtropical climate makes spring and fall the best seasons for planting. Choose durable, low-maintenance landscaping that looks clean and intentional.
• Materials: LVP or refinished hardwoods stand up well to humidity and busy suburban lifestyles.
• HOA rules: Many Cary neighborhoods have HOAs that regulate exterior changes. Confirm approvals before you authorize exterior work.
• Permits: Cosmetic updates usually need no permits, but structural, electrical, plumbing, or hardscape work may require approvals from Wake County or the Town of Cary. Verify before starting.
• Buyer preferences: Cary buyers often value commute access to RTP, organized and low-maintenance homes, and documentation for recent mechanical updates. Keep your scope aligned with these priorities.

How the process works in Cary

Step 1: Free valuation and walk-through

You start with a free home valuation and a Concierge walk-through. Your Compass agent reviews your goals, local comps, and the home’s current condition to identify a focused improvement plan.

Step 2: Scope and estimate

After the walk-through, you receive a prioritized scope with estimated costs and timelines. The plan favors high-ROI, high-visibility updates and addresses any likely inspection items.

Step 3: Agreement and authorization

You sign the Concierge agreement that outlines the approved scope, vendor approach, and repayment terms. Ask questions now about fees, contingencies, and what happens if the home does not sell within the expected timeline.

Step 4: Scheduling and work

Your agent coordinates vendors and scheduling. Work begins, usually with repairs and paint, then flooring, fixtures, and final staging.

Step 5: Photos and marketing

Once improvements are complete, professional photos, floor plans, and listing materials are produced to showcase your refreshed home.

Step 6: Listing and showings

Your home goes on the market with a move-in ready look that photographs and shows well from day one.

Step 7: Sale and closing

Per the agreement, Concierge costs are usually repaid from your closing proceeds.

Typical timelines in Cary

• Simple cosmetic package: paint, declutter, deep clean, and staging usually take 1 to 2 weeks from authorization to photos.
• Flooring replacement or refinishing: plan for 1 to 3 weeks based on square footage and vendor availability.
• Landscaping and curb appeal: 1 to 4 weeks, and timing is better in spring or fall.
• Full multi-trade package: 3 to 8 weeks to complete, depending on contractor schedules and any required permits.
• Staging placement: typically 1 to 3 days once delivered.

Local tip: Spring and fall are busy listing seasons, so contractors and stagers book early. Start your Concierge evaluation well ahead of your target go-live date.

How to prioritize updates for ROI

A focused plan can deliver the strongest buyer response without overspending. In general, low to mid-cost improvements that clean, brighten, and modernize the look offer the best near-term return.

1. Safety, mechanical, and inspection items. Resolve anything that could derail financing or inspection.
2. Curb appeal and entry. Fresh landscaping, power washing, a painted front door, and clean lighting create strong first impressions.
3. Declutter, deep clean, neutral paint. These are high impact per dollar in nearly every Cary home.
4. Lighting and fixtures. Brighter, updated spaces photograph better and feel current.
5. Flooring updates. Replace worn carpet with LVP or refinish hardwoods for a cohesive look.
6. Kitchen and bath refreshes. Targeted updates like hardware, backsplash, paint, or cost-effective counters often beat full remodels on short-term resale.
7. Major remodels. Consider only if local comps support the investment or there is a clear value gap.

Every neighborhood and price point is different. Use your free valuation and Concierge walk-through to tailor the plan to your home and the most relevant Cary comps.

Permits, HOAs, and scheduling in Cary

• Verify permits. Structural changes and significant electrical or plumbing work may require permits from local authorities.
• Check HOA requirements. Exterior changes like fences, hardscape, or certain landscaping often need HOA approval and add time.
• Plan for seasons. Aim for spring or fall installation for new plantings. Summer projects can succeed with the right irrigation and timing.
• Book early. Vendors get busy in peak seasons, so lock timelines once you sign the Concierge agreement.

Risks and what to clarify upfront

Compass Concierge is designed to be straightforward, yet you should review the fine print and set clear expectations.

• Repayment terms. Understand how and when repayment occurs and what happens if your sale does not close.
• Fees. Ask whether there are administrative fees or other charges in the current Cary program.
• Vendor selection. Confirm how vendors are chosen, how change requests work, and what warranties apply.
• Scope surprises. If contractors uncover bigger issues like structural problems or moisture concerns, plan for revised scope, timing, and strategy.
• Documentation. Keep copies of invoices and warranties. Buyers and appraisers may ask for proof of work.

Is Concierge right for you?

Concierge tends to be a strong fit if you want a move-in ready presentation, do not want to pay upfront for improvements, and prefer a coordinated process with vetted vendors. It can also help if you have inspection concerns that should be handled before listing.

It may be less ideal if your goals require a full remodel, if HOA approvals will delay your timeline beyond your target move date, or if local comps do not support the added scope. Your agent can align the plan to your sale strategy and Cary neighborhood dynamics.

Simple prep checklist for your walk-through

Bring a few items to speed decisions and keep the scope tight.

• Your target list date and move timeline.
• HOA contact info and any exterior guidelines, if applicable.
• Notes on known maintenance issues or past repairs.
• Recent service records for roof, HVAC, water heater, and major appliances.
• A short wish list of updates you are considering.
• Access details for vendors and any pets or schedule constraints.

Next steps for Cary sellers

If you are thinking about selling in Cary, a free valuation and Concierge walk-through can clarify which updates will matter most, how long they will take, and how repayment works. You will leave with a clear scope, a timeline, and a plan to launch with confidence. To start the conversation, reach out to Alli Pepperling for a no-pressure consult.

FAQs

What is Compass Concierge and how does it work in Cary?

• It is a program for Compass-listed sellers that fronts the cost of approved pre-listing improvements and staging, then is typically repaid from sale proceeds at closing per the agreement.

Who can use Compass Concierge in Wake County?

• You must list with a Compass agent and sign the Concierge agreement that sets scope, vendor approach, and repayment terms specific to the Cary market.

How and when do I repay Concierge costs?

• Repayment usually happens at closing from your sale proceeds, though the exact timing and any contingencies are defined in your Concierge agreement.

Are there interest charges or fees with Concierge?

• Program terms can vary by market and over time, so ask your agent whether administrative fees or other charges apply in Cary before you sign.

What happens if my Cary home does not sell?

• The agreement explains how repayment is handled if a sale does not close, so review those details with your agent before work begins.

Can I choose the contractors for Concierge projects?

• Concierge typically uses approved vendors coordinated by your agent, and you can discuss vendor options, change requests, and warranties during planning.

How long before I can list after starting Concierge?

• Simple cosmetic packages often take 1 to 2 weeks, multi-trade projects can take 3 to 8 weeks, and timing depends on vendor availability and any permits or HOA approvals.

Will I need permits or HOA approval in Cary?

• Cosmetic work usually does not need permits, but structural, electrical, plumbing, or exterior hardscape may, and many HOAs require approval for exterior changes.