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Pricing an older house that needs updates

About to sell our 100 y/o house that we have lived in for 25. It is perfectly livable but has a lot of the typical "old house" issues that scare a lot of people off, and could use some updating.

It's in a very desirable middle/upper middle area near St. Louis. Comps suggest that if it was completely updated and as perfect as possible it would sell for around 400k. I estimate it would take $80k of work to get there.

So I am debating listing as-is at the low end vs padding the ask, knowing buyers will ask for the moon once under contract. I'd rather have low stress than squeeze every last penny out.

How would you price it/list it?

submitted by /u/algebraicSwerve
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source https://www.reddit.com/r/RealEstate/comments/ydw91d/pricing_an_older_house_that_needs_updates/
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