Selling an estate-scale home in Fox Chapel is different from selling a typical house. The grounds, the scale of rooms, and the systems behind the walls all influence how buyers react from the first photo to the final walk-through. If you want a strong debut and fewer surprises, a 90-day plan gives you the time to prepare with purpose. In this guide, you’ll see exactly what to do each week to maximize impact, protect value, and launch with confidence. Let’s dive in.
Why a 90-day plan matters in Fox Chapel
Fox Chapel buyers look for privacy, refined finishes, and homes that feel move-in ready. Many properties include mature trees, long drives, and custom or older systems that need a closer look before listing. A structured 90-day plan helps you address maintenance, stage large spaces, and align media with the best weather for curb appeal.
Seasonality in Allegheny County also affects timing. Spring and early summer often provide better exterior presentation and more favorable light for photos and showings. If you are targeting a peak window, you will want landscaping, staging, and media ready to go.
What to line up before you start
A strong start reduces stress later. In week 1, plan a pre-list walkthrough with your agent and order a general home inspection. You should add specialized checks for roof, chimney, HVAC, wood-destroying insects, and septic or well if applicable. These pre-list inspections help you decide what to fix, what to disclose, and how to price.
Begin a documentation folder. Include deeds, surveys or plats, service records for major systems, recent utility bills, warranties, and any permits or renovation history. If the home is part of an estate or probate, confirm authority to sell and consider a title review early.
Call the local municipality to confirm permit needs for any planned work. In Fox Chapel Borough and nearby townships, exterior changes, electrical updates, or structural work may need permits. Addressing this upfront builds buyer confidence and prevents delays later.
Your 13-week prep timeline
Follow this week-by-week plan to move from assessment to a polished launch.
Week 1: Walkthrough and inspections
- Schedule a pre-list walkthrough with your agent.
- Order a general home inspection and schedule specialty inspections as needed.
- Start assembling deeds, surveys, service records, utility bills, and warranties.
- If in probate, verify ownership and consider a title search.
Week 2: Review reports and scope repairs
- Review inspection findings and create a prioritized list with safety and code items first.
- Get repair estimates and timelines from licensed pros familiar with estate properties.
- Confirm permit requirements and file applications where needed.
- Book a staging consultation and get quotes for off-site storage.
Week 3: Decide, disclose, and schedule
- Choose which repairs and updates to complete now versus disclose.
- Put time-sensitive work on the calendar, such as roof patches or mechanical replacements.
- Hire landscapers for curb appeal, tree care, and any grading or drainage fixes.
Week 4: Systems and smart updates
- Service mechanicals: HVAC tune-up, chimney cleaning, generator, and pool if applicable.
- Start cosmetic updates with high impact: neutral interior paint, lighting upgrades, kitchen and bath hardware, faucet replacements, and flooring repairs.
- Finalize the staging plan, including furniture scale, layout, and timeline.
Week 5: Keep work moving and plan cleaning
- Continue repairs and track permit inspections.
- Schedule a professional deep clean for after staging.
- Arrange off-site storage to thin out large furniture and personal items.
Week 6: Finishes and early staging
- Install lighting, hardware, smart thermostats, and upgraded outlets or switches.
- Begin staging in completed spaces, especially the entry, living room, and key entertaining areas.
- Use scaled furniture and light, neutral textiles to show proportion and flow.
Week 7: Grounds and outdoor features
- Address hardscape repairs and refresh beds and lawn; service irrigation systems.
- Rough in exterior lighting for paths, trees, and architectural accents.
- Service decking, pool, and outdoor kitchens so they are photo and showing ready.
Week 8: Lighting test and logistics
- Walk the property at dusk to test exterior and landscape lighting.
- Do a pre-media walkthrough with your agent and stager to flag last tweaks.
- Confirm showing logistics: gate codes, parking, pet plans, and security settings.
Week 9: Complete staging and clean
- Finish staging with furniture at scale, art placement, and accessories to warm large rooms.
- Stage outdoor rooms to highlight use and scale.
- Book a full professional clean after staging, including windows and upholstery.
- Prepare your disclosure package and a summary of pre-list repairs and service reports.
Week 10: Book media and produce assets
- Lock in photographer, videographer, and drone pilot with a primary and backup weather window.
- Order floor plans and a 3D tour to support out-of-area and luxury buyers.
- Draft a concise highlights sheet with systems, acreage, and noteworthy features.
Week 11: Final checks before the cameras
- Recheck landscaping, lighting, pool water clarity, and interior touch-ups.
- Do a staged walkthrough with your agent and photographer to set the shot list.
- If vacant, arrange insured property checks between launch and offers.
Week 12: Capture and refine media
- Complete stills, drone, video, 3D tour, and twilight photography.
- Review edits and confirm image order, captions, and floor plan accuracy.
- Prepare listing copy, room dimensions, and disclosure summaries.
Week 13: Launch and adjust
- Launch across the agreed channels and time your first open house or private previews.
- Release video and photos the same day for maximum impact.
- Monitor showing feedback and refine pricing, access, or staging as needed.
Smart updates that matter most
Focus first on systems and safety: roof integrity, water intrusion, electrical safety, and HVAC performance. These items can stall deals if they are not addressed or properly disclosed. Next, target high-visibility finishes. Neutral interior paint, modern lighting, fresh hardware, and selective plumbing fixture upgrades can lift the entire presentation without a full remodel.
In kitchens and primary baths, small moves often go far. Replace dated faucets, swap tired pendants, and refresh grout or caulk lines. In Fox Chapel estates, these touches help align older homes with buyer expectations while protecting your budget.
Staging estate-scale rooms with purpose
Large rooms can feel cold or awkward when empty. Use furniture at the right scale to define conversation areas and clear traffic paths. Keep color palettes neutral and introduce warmth with layered textures, rugs sized to the room, and balanced art placement.
Decluttering is essential. Thin collections and personal items, and consider off-site storage for bulky or duplicate furniture. Boost lighting with brighter bulbs and layered fixtures so rooms photograph well and feel inviting during evening showings.
Curb appeal, drives, and exterior lighting
First impressions begin at the street. Address drive surfaces, entry gates, and the approach to the front door. Trim trees and shape landscaping to reveal sightlines and showcase outdoor rooms, patios, and terraces.
Exterior and landscape lighting improves safety and adds drama for twilight photos. Aim lights to highlight architectural features and specimen trees, and keep color temperature consistent for a polished look. If you plan to list in spring or summer, schedule landscape crews early so new plantings have time to settle in.
Professional media and timing
High-end buyers rely on high-quality media. Plan for still photography, drone aerials, floor plans, a 3D tour, and a short video walkthrough. Schedule media only after staging and landscaping are complete, and try to capture twilight images to showcase exterior lighting and pool features.
Top photographers and drone pilots book out weeks in advance. Coordinate dates among your stager, landscaper, and media team so everything is ready within a tight window. This keeps your go-to-market timeline on track.
Logistics, showings, and security
Estate properties often require special access and clear instructions. Set up gate codes, parking guidance, and alarm protocols before showings begin. If there are valuable or irreplaceable items, remove or secure them and use escorted showings as appropriate.
Ensure utilities are on and set to comfortable levels for all showings. If the home will be vacant, arrange regular checks to keep systems running and grounds maintained. If your sale involves an estate, clarify which personal property conveys and what is excluded in writing.
Disclosures, permits, and buyer confidence
Pennsylvania transactions generally use standardized disclosure forms. Plan to disclose material defects and share service reports and receipts for completed repairs. Many luxury buyers still conduct their own inspections, so pre-list documentation helps build trust and speed negotiations.
Verify that past renovations had proper permits. If you discover unpermitted work, discuss options with your agent and a local attorney. You can regularize the work, disclose it, or price accordingly based on strategy and timeline.
90-day condensed checklist
- Immediate: Schedule pre-list walkthrough and home inspection. Gather deeds, surveys, service records, warranties, permits, and utility bills. Confirm municipal permit requirements and collect vendor referrals.
- Short term: Review inspection results and prioritize safety and system repairs. Start HVAC, chimney, generator, and pool servicing. Book staging consult and off-site storage. Begin landscaping and curb appeal work.
- Mid term: Complete targeted repairs and key cosmetic updates. Install lighting and hardware. Finish staging and deep cleaning. Close out permits and compile service reports.
- Final: Capture professional photos, drone, twilight shots, floor plans, 3D tour, and video. Finalize disclosures, highlights, and room measurements. Confirm showing logistics and launch schedule.
Schedule a pre-list walkthrough. A 45 to 60 minute walkthrough identifies priority repairs, documentation gaps, and staging recommendations tailored to estate properties. Contact Brian Teyssier to book a pre-list assessment and receive a customized 90-day prep plan.
Launch strategy and what comes next
Your launch week sets the tone. Align listing copy, media, and showing access so buyers get a seamless experience. Use early feedback to fine-tune staging details, adjust access instructions, or optimize pricing strategy.
Stay proactive after launch. Keep grounds photo-ready, refresh exterior lighting timers as daylight changes, and promptly address minor repairs that surface during showings. This steady attention helps preserve momentum until you are under contract.
Ready to talk timing and strategy?
If you want to debut in the strongest possible window, begin with inspections, document prep, and targeted updates, then stage and shoot on a tight timeline. With a structured plan and a coordinated team, you can show the best version of your Fox Chapel estate and move forward with confidence.
When you are ready, schedule a pre-list walkthrough and get a tailored 90-day plan from a local advisor who manages full-scale marketing, staging, and rapid launches. Start the conversation with Brian Teyssier.
FAQs
What is the first step to list a Fox Chapel estate?
- Begin with a pre-list walkthrough and a general home inspection, then add specialty inspections based on your property’s systems.
How far in advance should I book photographers and drone pilots?
- Book several weeks ahead and hold a backup weather date so media aligns with staging and landscaping.
Do I need permits for pre-list work in Fox Chapel?
- Many exterior, electrical, and structural updates require permits, so verify requirements with the local municipality before starting.
Should I renovate my entire kitchen before selling?
- Full remodels are not always necessary; targeted updates like lighting, hardware, and fixture refreshes often deliver strong impact on a faster timeline.
Will buyers still inspect if I do a pre-inspection?
- Yes. A pre-inspection helps you fix or disclose issues upfront, but most luxury buyers will still perform their own inspections.
How do I handle contents and valuables during showings?
- Remove or secure high-value items, clarify what conveys, and consider escorted showings and clear access protocols for added security.
