Compass Concierge For Los Gatos Sellers: Timeline

Thinking about selling in Los Gatos and wondering how long prep will take if you use Compass Concierge? You are not alone. You want the strongest price without weeks of disruption or out‑of‑pocket cash. In this guide, you will see what typically qualifies, how repayment works, and a realistic week‑by‑week timeline from walk‑through to closing. Let’s dive in.

Compass Concierge in simple terms

Compass Concierge fronts the upfront cost of pre‑listing improvements that help your home show and sell for more. Typical items include staging, paint, flooring refresh, landscaping, cleaning, and high‑quality photography. You sign a Concierge agreement that outlines the scope and repayment.

In general practice, the Concierge amount is repaid at closing from your sale proceeds. There are typically no interest charges or monthly payments while your home is on the market, and reimbursement shows as a line item at close. Exact terms vary by agreement, so you should confirm details with your agent and escrow. You can review the basics on the official Compass Concierge program page.

What usually qualifies in Los Gatos

Most high‑ROI, cosmetic updates are eligible. Common examples include:

• Professional staging and rental furnishings
• Interior paint, trim touch‑ups, and drywall repairs
• Flooring refresh or replacement, including hardwood refinishing and carpet
• Kitchen and bath cosmetic updates like cabinet paint, new hardware, lighting, mirrors, and minor countertop swaps
• Exterior curb appeal improvements such as landscaping, irrigation fixes, pressure washing, and exterior paint
• Minor repairs and maintenance, including door and lock tweaks, small roof or gutter fixes, and window hardware
• Packing, decluttering, deep cleaning, and short‑term storage
• Professional photography, video, and 3D tours

Common exclusions to confirm

• Major structural changes or room additions
• Work that needs lengthy permits or inspections, such as full gut remodels or large electrical and plumbing overhauls
• Mortgage payments, taxes, legal fees, or preexisting liens
• Any work not approved in writing within the Concierge scope

If you want to use your preferred vendor, ask your agent early. Contractors typically must be licensed and approved before work begins.

Your step‑by‑step timeline

The full timeline depends on scope and vendor availability. Here is the typical flow and how long each step takes.

• Initial consultation and walk‑through, 0 to 7 days

  • Your agent tours the home, prioritizes improvements, and orders estimates.
  • You review the plan and sign the Concierge agreement.

• Estimates and vendor selection, 3 to 14 days

  • Preferred vendors produce written bids.
  • You and your agent approve the scope and schedule.

• Permits and approvals if needed, 1 to 6+ weeks

  • Most cosmetic items do not need permits.
  • Structural work or significant electrical, plumbing, or HVAC changes must be permitted by the Town of Los Gatos and may require HOA sign‑off.

• Scheduling and execution, 1 day to 8+ weeks

  • Cleaning, declutter, and staging can often be done in 1 to 7 days.
  • Paint, flooring, and small repairs typically take 3 to 21 days.
  • Larger refreshes with countertops or multi‑trade work can run 4 to 12 weeks.

• Photos, tour, and final staging tweaks, 1 to 7 days

  • Once work wraps, your media is captured and marketing is finalized.

• Listing activation and marketing, 1 to 7 days

  • Your listing goes live after you approve photos and copy.

• Offer to closing, 30 to 45 days typical in California

  • Closing timing depends on buyer financing, inspections, and contingency periods.

Realistic end‑to‑end timelines

• Fast track, 2 to 4 weeks

  • Best when the home is near move‑in ready. Think light paint touch‑ups, deep cleaning, full staging, and swift photography.

• Moderate scope, 4 to 8 weeks

  • Includes paint, flooring updates, and landscape refresh, without major permit requirements.

• Extensive refresh, 8 to 16+ weeks

  • Kitchen or bath cosmetic updates plus multi‑trade coordination and any permit‑required work. Build in extra time for inspections or HOA approvals.

Local timing factors that matter

• Vendor demand in Silicon Valley can be high, especially for top stagers and finish contractors. Book early to lock your dates.
• Market speed changes seasonally. Balance the value of improvements with timing to hit peak buyer activity.
• HOA rules can add weeks for exterior changes. Include this in your schedule if your property is in an association.

Permits, HOA, and contractor rules

Before approving any work that might need a permit, confirm requirements with the Town of Los Gatos Building Division. Cosmetic items like paint, carpet, and staging usually do not need permits, but structural, electrical, plumbing, and HVAC changes often do.

If your home is in an HOA, exterior work or visible changes may require architectural approval. Plan for extra lead time here.

For any contractor you hire, verify licensing and insurance. You can quickly check a license using the CSLB license lookup. Ask for lien releases and final waivers when work is complete. Keep receipts, permits, and warranties for your disclosures and buyer confidence.

What to expect at the walk‑through

Your agent will review curb appeal, entry, main living spaces, kitchen and baths, flooring, interior paint, lighting, storage, garage, and outdoor areas. You will receive a prioritized list that separates safety or defect fixes, high‑ROI updates, and optional luxury upgrades.

Bring any recent disclosures, HOA contacts if applicable, and invoices for past work. If you have a favorite vendor, share that contact so your agent can request a bid.

Cost vs ROI: where to focus

In Los Gatos, full professional staging usually delivers strong returns, especially when paired with light paint and flooring refreshes. Kitchen and bath cosmetic updates, lighting swaps, and curb appeal often help buyers connect with the home.

Large renovations with long timelines can risk missing a hot market window and may not add equal value to your net proceeds. Review comparable sales with your agent and weigh the expected lift against the time and complexity.

Avoid common pitfalls

• Waiting to book stagers and painters, which can add weeks to your schedule
• Starting permit‑required work late, which can delay listing
• Skipping documentation, like permits and lien releases, which buyers and escrow often request
• Over‑improving beyond neighborhood expectations
• Assuming all Concierge terms are identical, instead of confirming your agreement’s details

Two sample prep plans

• 4‑week smart plan

  • Week 1: Walk‑through, approve estimates, sign the agreement.
  • Weeks 1 to 2: Schedule vendors, book staging, complete paint and small repairs.
  • Week 3: Finish work, install staging, capture photography and video.
  • Week 4: Final marketing check and listing live.

• 8 to 12‑week comprehensive plan

  • Weeks 1 to 2: Walk‑through, estimates, and start any permit applications.
  • Weeks 3 to 8: Construction and installation, plus inspections as needed.
  • Weeks 9 to 10: Punch list completion, staging, and photography.
  • Weeks 11 to 12: Marketing approval and listing live.

Next steps

If you want a tailored plan for your property, start with a no‑obligation walk‑through. You will get a proposed scope, timeline, and vendor roadmap based on your goals. Gather your disclosures and any HOA rules ahead of time to speed estimates and approvals.

When you are ready, connect with Vincent Choi to review current Compass Concierge terms, map your timeline, and put a date on the calendar for professional staging and photography.

FAQs

What is Compass Concierge and how do I repay it?

• Compass fronts approved prep costs and you typically repay the amount from your sale proceeds at closing, with exact terms defined in your Concierge agreement.

How long does a Concierge prep take in Los Gatos?

• Light cosmetic prep can be done in 2 to 4 weeks, moderate scopes in 4 to 8 weeks, and more extensive refreshes in 8 to 16+ weeks depending on permits and vendors.

What projects are most often approved?

• Staging, paint, flooring updates, landscaping, minor repairs, lighting swaps, and professional photography are commonly funded when they improve marketability.

Do I need permits for paint, flooring, or lighting?

• Basic paint and flooring do not usually need permits, but structural, electrical, plumbing, or HVAC changes often do, so check with the Town of Los Gatos Building Division.

Can I use my own contractor with Concierge?

• Often yes, if the contractor is licensed and approved within the Concierge process, with written estimates before work starts.

What happens if my sale does not close?

• Review your Concierge agreement for repayment terms in the event a listing is withdrawn or a transaction fails to close.