Several years ago, I interviewed Ruth Goepfert, founder of the Hummelstown Swim Club. This comment stuck with me: each year the board voted to do something to improve the swim club. Sometimes it was something big (adding a kiddie pool and fountain); sometimes it was small (adding a sand box). She said this mindset dramatically impacted their business.

Recently, I worked with Phil Guarno, owner of Fenicci's of Hershey, in facilitating an entrepreneur field trip for high schoolers. Guarno told the students that each year

he puts a significant percentage of his revenue toward a capital improvement fund, as he was taught to do by former employer Bill Marriott. Each year, Guarno improves the physical aspect of his restaurant.

As I show homes all over Sun Country, I view firsthand the impact seemingly small actions (or nonaction) done over time by homeowners have on the value and sellability of their homes.

This past weekend, I visited two active listings in Derry Township. Both homes have very similar curb appeal with brick and siding exteriors, both built around the same time. However, one has the original windows, kitchen, bathrooms, flooring and footprint. The other home has been modestly upgraded through its 60-year history with updates and additions. Nothing fancy—new cabinets here, a paint job there, an updated bathroom, a new rec room. It's a gem. And it will sell for a premium price per square foot.

The difference in these once-similar homes is striking.

We either pay for upkeep on our home as we go or we pay for it when we sell, by obtaining a lesser price.

Levi and Suzi Chase, parents of four, bought a home in Derry Township about three years ago and proceeded to change the flow of the main level, opening it up without compromising privacy in a busy kitchen. In their ultra-functional kitchen, the Chases created a massive 5'x10' island, the centerpiece of the home, with scores of storage drawers. That feature alone will sell their home when the time comes.

"We've found that when we add value to our home," Susie said, "there's a two-fold benefit: we enjoy our home more while living there and when we go to sell, it stands out and sells more quickly."

They should know; this is house number three for the young couple. They've done well with each sale by consistently upgrading and maintaining.

"Avoid trendy; lean toward classic and functional," Levi encouraged. "Go out on a limb with smaller value items that could be easily replaced. For example, we used local, re-claimed barn wood for our mantel in the family room and for beam wraps in the kitchen. This may be a little trendy, but in this setting, I think it works long-term. In the kitchen, we have plain white cabinets and simple fixtures, which will look good for many years."

In Darren Hardy's book "The Compound Effect," he teaches that small actions, done consistently over time, create massive change. We already know this is true—look at the ramifications of healthy eating, slow and steady conditioning, or the Colorado River on the northwestern Arizona landscape! A little paint here, a new wall there, another azalea bush this year; these improvements, over time, go a long way in helping protect and expand your asset.

Create space in your budget now to consistently do as Bill Marriott, Phil, Ruth and the Chases did and increase the value of your property while loving your home!

For more information on the subject and a list of 10 tips to increase your home's value, check out www.EileenVoylesRealtor.com.

Eileen S. Voyles is a REALTOR® with Berkshire Hathaway HomeServices Homesale Realty. She can be reached at 717-533-8181 or evoyles@homesale.com.

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