" So this ole Cape Cod needs a minor facelift...roof, railings, deck and front door. "

Price it right and it will sell. Putting 50K to sell it for 15-20K more (at the most) will not be a worthwhile investment.

millworkman the roof most likely HAS TO get done. House has to be brought up to code to sell. I would definitely go lighter on the shingles vs dark. White is safest for railings.

" millworkman the roof most likely HAS TO get done. House has to be brought up to code to sell. "

Never heard that a roof had to be replaced per code. I still think I would price it right as is than dump money in you will not get back fully. Unless there is a code in your area that says the roof must be replaced.

If the roof is not leaking but its age means it should be replaced I would price it accordingly. The same with deck and railing. IF you are taking this under advice from your realtor ask him/her how much would you gain by doing those things. I personally wouldn't. Anyone that buys the home will have their own decor ideas that may not mesh with you or your realtors.

Unless the roof is leaking do not bother and IMO the best is to price for the area clean the house inside and then clean it again remove any clutter and family photos . Then clean up and add some colorful decor to the porch, clean up any mess in the yard and move on.

The only reason I could see for needing to replace the roof would be if at its current stage it is not insurable. I know insurance companies will balk at insuring a house with a roof of a certain age or they will charge a huge amount which may turn off buyers after the contract and inspections and closings are getting closer.

I want to thank everyone, but these decisions are already made including a new roof. Does anyone want to recommend colors?