This house was a dump when purchased. I've remodeled almost everything the last 3 years. But still have a kitchen and basement bath update to do. I'll have the new curbing, sprinkler system, and hydroseed for the yard done by the end of June.

I consider myself a well-above average DIYer. I could spend $4000 on a kitchen remodel myself...or $15000 going semi custom. Cheap kitchen floors or tile.

It's just a business transaction..I don't want to invest any more than necessary to get a reasonable return.

Any halfway competent listing agent be able to give me an idea of a selling price when fixed, correct? And some suggestions on improvements to make to maximize the selling value, without throwing unnecessary money at it?

In a relatively hot sellers market I fear going overboard on unnecessary improvements..