15 pieces of advice from fixer-upper homeowners

My best advice is to see the house for what it can be, not just what it is. It’s easy to get caught up in the excitement of potential, but every repair and renovation comes with layers you can’t always see until you start pulling things apart. I’ve learned that patience, not impulse, makes or breaks these projects. You want to walk through the property with both creative vision and a calculator. Understand where the true value lies and where it doesn’t. I’ve seen buyers overspend on finishes that don’t add to resale value or underestimate structural issues that drain their budget. When I bought my first fixer-upper, I thought I could do it all fast and cheap. I was wrong. It taught me that every house has its rhythm, and you can’t rush quality work. If you treat the process like a partnership between you and the property, you’ll make smarter decisions and end up with a home that feels earned, not just owned. That mindset has shaped how I look at every property since, both as an investor and as someone who helps others navigate those same walls and foundations.

Throughout my career, I have flipped many properties for profit. The best piece of advice I would give is to always expect the unexpected. When you buy a “fixer-upper,” there will inevitably be issues hidden, literally, in the walls. One of the homes I purchased once had actual mold growing in many of the walls due to rain gutters that weren’t draining properly. I had no idea the mold was there until we cut into a wall as part of the renovation. Fortunately, when I budget for a project like this, I always build in a 10% margin for “surprises.” That way, when the unexpected happens, the budget is ready for it and the project won’t suffer in other areas.

Our team learned the hard way that a foundation can make or break a fixer-upper.

In Texas, the clay soil moves constantly with weather changes, and older homes are especially vulnerable. On one renovation, the property looked solid during the walkthrough, but the engineering report told a different story.

The foundation needed 15 piers, and once the repairs began, we had to replace all the flooring. That oversight added $33,000 to the budget and wiped out the project’s profit margin.

Since then, we never close on a home without a third-party engineer’s report. It is a simple step that protects both your finances and your peace of mind.

When you’re buying a fixer-upper, the smartest thing you can do is break everything you see into two lists — what’s a must-have and what’s a nice-to-have. Working heat and AC, a solid roof, no water damage, a dry basement — those are non-negotiable. Everything else, from ugly paint to creaky floors to the world’s smallest kitchen, you can live with for a while. People burn out because they think everything has to be fixed right away. It doesn’t.

When my wife and I bought our first older home, it was built in the 1950s and hadn’t been touched in decades. It was small and dated, but it was solid. We spent years fixing it up one project at a time — new floors one year, the kitchen the next. What started as a long to-do list turned into something we actually loved doing.

That’s what I tell buyers now: go slow, get every inspection you can, and expect surprises. Old homes always have them. But if you plan for the essentials and give yourself room to breathe, a fixer-upper can be one of the best experiences you’ll ever have.

For me, buying a fixer-upper can be one of the smartest moves in real estate, but only if you go in with clear eyes and realistic expectations. The biggest mistake buyers make is focusing too much on potential aesthetic upgrades and not enough on structural or system issues. Paint, flooring, and cabinets are easy to fix; foundation cracks, plumbing, or electrical problems are not.

When I work with clients looking at fixer-uppers, I always suggest bringing in a licensed contractor or inspector early, even before making an offer. They can help estimate renovation costs and uncover hidden issues that might not be obvious during a walkthrough. For me, that upfront evaluation often saves buyers from costly surprises later on, or helps them negotiate a better deal if the home still makes sense financially.

What I’ve learned through years of helping buyers is that a successful fixer-upper purchase comes down to budgeting with a cushion and knowing your threshold for renovations. Always assume that whatever your repair estimate is, you’ll spend at least 10-20% more. That buffer keeps you from feeling overwhelmed when the unexpected happens (and it almost always does).

In the end, a fixer-upper can be a fantastic opportunity to build equity and personalize your home. But in my opinion, the key is treating it like a business decision first, and a passion project second. If the numbers make sense and the foundation is solid, literally and financially, it can absolutely be worth it.

Buying a fixer-upper can be exciting because it gives you the freedom to shape a home into something that truly fits you. I have learned that excitement can quickly turn into stress if you take on more than you can realistically handle. It helps to be honest about your time, skill level, and how much patience you have for living through a renovation. Starting small and doing things right is always better than rushing through a big project that wears you down.

Many buyers underestimate how demanding a renovation can be. It is not just about paying for materials and labor. The process often takes longer than expected and can affect your daily routine. Planning ahead, setting a realistic budget, and allowing some flexibility for unexpected costs will save a lot of frustration later.

A fixer-upper can be a great investment and a source of pride if you approach it with the right mindset. Go in with clear expectations, make a plan that fits your lifestyle, and give yourself time to enjoy the process. The work is worth it when you see the home come together in a way that feels truly yours.

If you’re considering a fixer-upper, my best advice is to approach it with a clear plan and realistic expectations. Renovations can be rewarding, but they often uncover more work than you expect. I’ve helped many buyers through this process, and the most successful ones take time to understand the scope before committing.

Start with a thorough inspection and prioritize structural and mechanical issues, as those are the areas that truly affect value. Cosmetic updates are the easy part. I always encourage clients to work with experienced contractors, get multiple estimates, and build a contingency into their budget for surprises. It’s much better to know your costs upfront than to be caught off guard halfway through.

The fixer-uppers that turn out best are the ones where buyers stay focused on the numbers and long-term potential. If the home’s location and foundation are solid, and you go in with a smart plan, it can be one of the best investments you ever make.

My top advice here would be to get a thorough inspection. This will really help identify what exactly you will need to fix, how much it’s likely to cost, and what your priorities should be as you begin addressing things. I have had the best luck with even having multiple inspections, since some inspectors will miss things others might pick up on.