Thinking about selling in Ladue and want a premium result without turning your life upside down? You are not alone. High‑end homes in Ladue deserve careful preparation and discreet coordination so you can protect your time and maximize your sale price. This guide gives you a practical 30‑60‑90 day plan, a white‑glove vendor map, and a photo‑day checklist designed for Ladue’s market and property styles. Let’s dive in.
Why preparation matters in Ladue
Ladue buyers expect quality. Many homes feature large lots, mature trees, and architectural character. Buyers tend to value well‑maintained historic details, tasteful modern updates, and strong curb appeal. They also look for reliable mechanical systems and functional, move‑in ready interiors.
If you own a character or historic home, lean into preservation rather than heavy modernization. Showcase original millwork, stone, and craftsmanship while updating lighting, paint, and hardware. Privacy and outdoor living areas also matter, so give your landscape and exterior lighting the attention they deserve.
Your 90‑60‑30 day plan
A clear timeline reduces stress and vendor overlap. Use this framework, then adapt to your home, season, and schedule.
90 to 61 days out
- Schedule a seller‑paid pre‑listing inspection to surface repairs early and plan disclosures.
- Book major contractors for roof, HVAC, plumbing, electrical, or structural needs. Allow for permits if exterior work is planned.
- Engage a tree service or arborist if you need significant pruning or removals. Large properties often require extra lead time.
- Start decluttering with a professional organizer and secure short‑term storage for de‑staging.
- Gather HOA documents, tax records, utility bills, warranties, and past permits.
60 to 31 days out
- Complete cosmetic updates: neutral interior paint, trim repair, lighting refresh, grout and caulk touch‑ups, and minor fixture swaps.
- Address curb appeal: planting, mulch, pruning, irrigation fixes, and exterior power washing.
- Hire a professional stager experienced in luxury homes. Schedule installation 4 to 7 days before photography.
- Book deep cleaning, window washing, and carpet or upholstery cleaning for after staging completes.
- Schedule photography, video, floor plans, and virtual tour capture 1 to 3 days after the deep clean.
30 days to launch
- Finish staging with scale‑appropriate furnishings that highlight architectural focal points.
- Confirm all systems run smoothly and quietly. Replace bulbs with consistent color temperature.
- Align media days with favorable weather and light. Include twilight shots and drone if lot size or rooflines warrant it.
- Complete a pre‑launch walk‑through with your agent to finalize features, measurements, and highlight notes.
- Secure valuables, remove personal items, and set up lockbox and showing access.
Decluttering and space optimization
A well‑edited home photographs larger and feels more functional. In Ladue, this can help buyers focus on craftsmanship and property scale.
- Target removing 30 to 50 percent of personal items depending on home size and storage capacity.
- Clear kitchen and bath counters by about 90 percent. Keep only a few styled items.
- Edit bookshelves and built‑ins to a balanced mix of books and decor.
- Use labeled bins and a temporary storage unit or portable pod to streamline show‑ready living.
- Tackle closets, attic, basement, and garage first to create storage breathing room for the rest of the house.
Repairs and smart updates
Focus on items that affect safety, function, and first impressions.
- Prioritize safety and visible defects: doors and windows that stick, faulty outlets or switches, loose handrails, and dripping faucets.
- Refresh paint in neutral tones, regrout tile, recaulk around tubs and showers, and swap dated hardware and select light fixtures.
- For larger projects, compare timelines and likely return with your agent. In some cases, pricing as‑is is smarter than rushing a major renovation.
Deep cleaning and maintenance
Cleanliness elevates the feel of every room, especially in photos and first showings.
- Service HVAC, check water heater and sump pumps, clean chimneys if applicable, and schedule pest treatment as needed.
- Book a deep interior clean that includes windows, appliances, cabinets, baseboards, and high‑touch surfaces.
- Time carpet and upholstery cleaning close to photo day for a crisp presentation.
Curb appeal for Ladue properties
Mature landscapes deserve careful grooming. Thoughtful updates make grounds feel private and welcoming.
- Mow, edge, prune, refresh mulch, and remove dead limbs. Repair hardscapes, walkways, and driveways.
- Clean exterior masonry, siding, windows, and gutters. Add tasteful exterior lighting to highlight architecture and paths.
- For significant tree work, engage an arborist early. Confirm with Ladue City Hall or the Building Department if planned exterior changes need permits.
Staging and photography for premium listings
Staging should respect scale and architecture, not compete with it.
- Use furniture that suits room size and ceiling height. Highlight fireplaces, millwork, staircases, and window walls.
- Stage outdoor areas to reflect seasonal use and privacy. Show where you dine, lounge, and entertain.
- Capture a complete media package: daylight interiors, twilight exteriors, drone imagery for acreage or rooflines, measured floor plans, and a video walkthrough.
White‑glove vendor coordination
A single point of contact keeps the process calm and on schedule. Typical vendor categories and timing include:
- Listing agent and coordinator: engage 90 days or more before listing to map the entire plan and manage vendors.
- Pre‑listing inspector: 1 to 3 weeks. Use the report to prioritize work and estimate cost.
- Contractor or handyman: 1 to 4 weeks. Batch small jobs to reduce repeat visits.
- Electrician, plumber, HVAC: 1 to 3 weeks. Service systems before final clean and photos.
- Roof, gutter, and masonry: 2 to 8 weeks, often seasonal. Request completion certificates if needed.
- Landscape and arborist: 2 to 6 weeks. Plan a final cleanup 7 to 10 days before photos.
- Stager: 2 to 4 weeks for consult and inventory. Installation usually takes 1 to 3 days.
- Organizer and storage: 1 to 3 weeks. Track stored items with a simple inventory list.
- Cleaners and window crews: 1 to 2 weeks. Book the deep clean within 24 to 72 hours of photo day.
- Photographer, videographer, drone, and floor plans: 1 to 3 weeks. Schedule after staging and cleaning.
- Flooring specialists: 2 to 6 weeks and often disruptive, so complete early.
- Pest, mold, or environmental pros: 1 to 3 weeks. Keep receipts for disclosure packets.
- Locksmith or alarm tech: about 1 week for rekey and access setup.
Keep an itemized vendor sheet with licenses and insurance. Confirm start and end dates in writing, and maintain a backup option for key services in case schedules shift.
Legal, permits, and disclosure prep
Missouri requires sellers to complete property disclosure forms. Work with your agent or attorney to ensure state and local disclosure obligations are met. If your home is in an HOA, review timelines for exterior approvals and resale documents.
Before exterior changes, confirm municipal requirements with Ladue’s Building Department. Certain projects like roofs, driveways, fences, or significant landscape work may need permits or plan reviews. A pre‑listing inspection helps reduce surprises, gives time to complete repairs, and supports accurate disclosures.
Photo‑day and showing readiness checklist
Use this 48 to 72 hour checklist to finish strong.
- Declutter and depersonalize: remove photos, magnets, and excess decor. Clear counters and stash small appliances.
- Surfaces and textiles: wash bedding and towels in neutral colors. Swap stained rugs and fluff pillows.
- Lighting and windows: replace burnt‑out bulbs with daylight balance, open blinds, and ensure windows sparkle.
- Odors: neutralize, do not mask. Avoid heavy air fresheners and candles on photo day.
- Staging details: simple dining settings and fresh greenery. Keep bathroom products minimal.
- Exterior: remove bins and hoses, park off the drive, mow and sweep entries, and wipe outdoor furniture.
- Access and security: confirm lockbox and remove valuables and medications.
- Pets: relocate for photos and early showings, and notify your agent about any pet considerations.
- Thermostat: set to a comfortable temperature and verify quiet operation.
For each showing, turn on all lights, keep bathrooms wiped down, empty trash, and silence TVs or music. Use a quick tidy basket for last‑minute touch‑ups.
Printable quick checklist
- Confirm listing agent and preferred communication.
- Schedule pre‑listing inspection.
- Order permits and begin major repairs.
- Book stager and set installation date.
- Arrange temporary storage and organizer support.
- Schedule landscaping, tree service, and exterior power washing.
- Complete painting and minor carpentry.
- Book floor refinishing early if needed.
- Schedule deep clean, window washing, and carpet cleaning after staging.
- Book professional photo, video, drone, and floor plans.
- Prepare disclosure packet and HOA documents.
- Finalize photo‑day tasks: laundry, bulbs, thermostat, pet plan, vehicles moved.
- Set showings and prepare for tours.
Risk management and convenience
Keep your homeowner’s insurance active during prep. Request insurance certificates from vendors and document keys and access. Schedule the most disruptive work early so daily life is easier in the final weeks.
If a key vendor delays, have a backup ready. Keep critical spaces functional, and consider recurring light cleanings during the showing period to maintain presentation.
Ready to sell with less stress and a stronger first impression? A clear plan, curated vendors, and premium presentation can position your Ladue home for a premium result. If you want a single point of contact to manage the entire process, request a Private Home Consultation with Thompson & Richardson Real Estate.
FAQs
What is the ideal timeline to prep a Ladue home for sale?
- Plan for 60 to 90 days before your target list date to schedule inspections, complete updates, stage, and capture media without rushing.
Do I need permits for exterior work in Ladue before listing?
- Some exterior projects like roofs, fences, driveways, or major landscape changes may require permits or reviews. Confirm with Ladue’s Building Department before starting.
Should I stage a historic or character home in Ladue?
- Yes, but keep the focus on original features. Use scale‑appropriate furnishings that highlight architectural details rather than cover them.
Is a pre‑listing inspection worth it for higher‑end homes?
- It typically helps reduce surprises, prioritizes repairs, and supports accurate disclosures, which can protect your timeline and negotiation position.
When should I book tree service or arborists for large lots?
- Engage 60 to 90 days out if you expect major pruning or removals. Tree work often has longer lead times and weather dependencies.
How much should I declutter before photos and showings?
- Aim to remove 30 to 50 percent of personal items and keep kitchen and bath counters about 90 percent clear so the home feels spacious and calm.
