Thinking about listing your Historic Kenwood bungalow but not sure how to prep without paying everything up front? You’re not alone. Many sellers want polished presentation that honors original character and still checks the boxes today’s buyers expect. In this guide, you’ll get a clear 30–60 day timeline built for early‑20th‑century bungalows, plus staging, approval, and disclosure tips tailored to St. Petersburg. Let’s dive in.
What Compass Concierge covers
Compass Concierge can advance the cost of pre‑listing services so you do not pay out of pocket before you sell. Your agent coordinates bids, schedules vendors, and Compass pays those vendors directly. You then repay the costs from your sale proceeds at closing based on the Concierge agreement.
Terms, fees, and eligibility vary by market. Work with a local Compass agent in Pinellas County to confirm what’s included, who the vendors are, and how repayment works if a sale does not close. Always request the scope, timing, and responsibilities in writing.
Typical covered services
- Interior and exterior painting
- Landscaping and curb appeal upgrades
- Full or partial home staging
- Minor repairs, handyman work, and deep cleaning
- Professional photography, floor plans, and virtual tours
Is Concierge right for your Kenwood home?
Historic Kenwood buyers love character: porches, wood floors, built‑ins, and walkability to downtown St. Pete. They also expect functional systems and documentation. If you want market‑ready presentation but prefer not to pay vendors before listing, Concierge can be a fit.
Pinellas County’s climate adds practical considerations. Heat, humidity, and storms mean buyers ask about roof age, HVAC, drainage, and any prior storm damage. Fresh paint, porch polish, and tidy landscaping go a long way, but documentation and clean disclosures build trust.
Pre‑start checklist (Day 0–3)
- Engage a local Compass listing agent who uses Concierge. Request a written proposal with itemized scope and schedule.
- Get at least two bids for major items. Ask for start dates, finish dates, and warranties.
- Confirm historic approvals and permit needs for exterior work with the City of St. Petersburg’s Historic Preservation office and Pinellas County permitting.
- Gather documentation: roof invoices, HVAC service records, permits, recent utility bills, and repair receipts.
- Begin decluttering and pre‑packing nonessential items to reduce staging needs and speed up the process.
Accelerated 30‑day timeline
Use this when your scope is mostly paint, landscaping, staging, and small repairs.
Days 1–3: Approve and schedule
- Sign the Concierge agreement and authorize the scope.
- Finalize vendor selection and schedule start dates with clear finish deadlines for photography.
- Remove personal photos and arrange donation or pickup for bulky items.
Days 4–12: Interior refresh
- Paint interior walls and touch up trim in light, warm neutrals.
- Complete minor repairs: tighten hardware, adjust doors, caulk, and patch.
- Deep clean. Consider skipping floor refinishing if timing is tight.
Days 7–18: Curb appeal and exterior
- Tidy beds, prune trees and shrubs, and add low‑maintenance Florida plantings.
- Mulch, power‑wash walkways and porch, and repair cracked pavers.
- Finish any historic‑approved exterior touchups.
Days 16–22: Staging
- Install professional staging once painting and cleaning are complete.
- Style the porch with two chairs or a bench, cushions, a welcome mat, and potted plants. Porch lifestyle photos sell the bungalow vibe.
Days 22–30: Marketing and launch
- Book professional photography, floor plans, and a 3D tour.
- Consider a pre‑listing inspection to anticipate buyer questions and strengthen disclosures.
- Go live on the market and begin showings.
Note: Allow 48–72 hours between final paint and photography for curing and odor to dissipate.
Conservative 60‑day timeline
Choose this when you need historic approvals, floor refinishing, or more extensive exterior work.
Days 1–7: Foundations
- Sign the Concierge agreement, review bids, and confirm scope.
- Check historic and permit requirements early to prevent delays.
Days 8–21: Approvals and systems
- Submit historic applications for exterior paint color changes, porch adjustments, or window work. Reviews can take 2–6 weeks depending on scope.
- Schedule exterior repainting, partial roof repairs, window repairs, and HVAC service.
Days 22–40: Interior improvements
- Refinish original wood floors if needed; build in drying time.
- Refresh kitchens and baths with cosmetic updates like hardware, lighting, grout, and faucets.
- Complete any approved exterior projects.
Days 36–50: Landscaping window
- Install landscaping and refine hardscape edges. Give new plants time to establish.
Days 45–60: Stage and list
- Stage the home and porch, complete photography and 3D tour, then deep clean.
- Consider a pre‑listing inspection. Launch the listing.
Bungalow priorities that pay off
Focus Concierge funds where buyers notice the most.
Do first
- Curb appeal and porch staging. Power‑wash, repair steps and railings, and ensure porch lighting functions. Add seating and plants.
- Fresh, neutral interior paint to make rooms feel open and calm.
- Declutter to highlight scale and sight lines in smaller rooms.
- Professional photography including twilight and porch lifestyle shots.
Medium impact
- Floor restoration. Refinish original wood where feasible.
- Kitchen and bath cosmetics. Update hardware, grout, and lighting with period‑sensitive choices.
- Systems confidence. Service HVAC, fix plumbing leaks, and gather roof documentation.
Lower priority
- Major exterior alterations or additions that require structural permits or lengthy approvals, unless your agent believes they significantly improve marketability.
- Full remodels with long payback periods when you plan to sell soon.
Color, finishes, and staging tips
- Walls: warm neutrals, soft greiges, and off‑whites to flatter wood trim.
- Accents: a tasteful darker front door color may be allowed. Confirm any restrictions in historic areas.
- Woodwork: preserve original trim and built‑ins. Clean and restore rather than paint when possible.
- Lighting: increase natural light and use fixtures that feel period‑aware yet fresh.
- Furniture: choose smaller‑scale pieces to showcase flow from living room to porch.
- Landscaping: pick salt‑tolerant, low‑maintenance Florida plants and define bed edges to make lots feel larger.
Historic approvals and permits
Some Historic Kenwood homes fall under local historic guidelines. Exterior paint color changes, porch modifications, and window or door replacements may need review or permits. Confirm requirements with the City of St. Petersburg Historic Preservation Division and use licensed vendors. Your agent can help coordinate timelines so approvals align with your prep schedule.
Budget, ROI, and risk
Compass Concierge removes the upfront cost barrier, but you should still request line‑item quotes and confirm any administrative or rental fees. Staging and targeted cosmetic updates typically help homes show better and can reduce time on market, but exact dollar returns vary by property and market conditions. Prioritize low‑friction updates that remove buyer objections and highlight character. If a sale does not close, you may be responsible for costs outlined in the agreement, so review terms carefully.
Disclosures and documentation
- Lead‑based paint: For homes built before 1978, provide the required federal lead hazard information pamphlet and disclose known lead hazards.
- Florida property disclosure: Provide a written disclosure that covers material facts about the property.
- Permits: Confirm permits for roofing, additions, and significant electrical or plumbing work; keep copies available for buyers.
- Flood zones: Many Pinellas properties are in flood zones. Know your flood zone, insurance status, and any past claims. Disclose material facts.
Questions to ask your Compass agent
- What specific services will Concierge cover for my bungalow, and what is excluded?
- Is there a service or administrative fee? How is repayment handled if my sale does not close?
- Which vendors will complete the work, and can I approve them before scheduling?
- Do any exterior changes need historic approval or permits? Who files them, and how long will it take?
- What is the timeline from start to photography and list date, with buffer for curing and weather?
- How are staging rental periods billed if market time extends?
Final readiness checklist
- Scope and schedule are approved in writing.
- Historic and permit needs are confirmed and filed if required.
- Interior paint is complete, repairs are finished, and odors have dissipated.
- Porch is staged, landscaping is tidy, and lighting functions.
- Documentation packet is assembled for buyers.
- Photography, floor plan, and 3D tour are booked.
When you follow a clear plan and preserve what makes your Kenwood home special, you give buyers exactly what they want: character and confidence. If you want help building a timeline, coordinating vendors, and leveraging Compass Concierge for a smooth launch, connect with the team at The Link Property Group.
FAQs
What is Compass Concierge and how does repayment work?
- Concierge advances approved prep costs and pays vendors directly. You repay those costs from sale proceeds at closing based on the written agreement.
Which Historic Kenwood projects may need approvals?
- Exterior paint color changes, porch alterations, and window or door replacements may require review or permits from the City’s Historic Preservation office.
What improvements matter most for small bungalows?
- Focus on curb appeal, porch staging, fresh neutral paint, floor restoration, tidy landscaping, and documented system maintenance.
How long should I plan for floor refinishing before listing?
- In the 60‑day track, schedule floor refinishing in Days 22–40 to allow for sanding, coating, and full cure before staging and photos.
What documentation do St. Petersburg buyers expect?
- Roof and HVAC records, permits for recent work, utility bills, and clear disclosures. If pre‑1978, include required lead‑based paint information.
Are full kitchen or bath remodels worth it before selling?
- Often no in a short sale timeline. Period‑sensitive cosmetic updates are usually faster and more cost‑effective than full remodels.
