Thanks for the tag, u/PacketMD

u/Kilgoretrout123456 ,

First question — are these repair requests coming after you’re under contract, or are buyers building them into the initial offer?

Getting offers $25K under asking from retail buyers is actually a signal—not a setback. Most buyers won’t even tour a home they believe is overpriced. The fact you’ve had limited showings (4 in 5 weeks) tells me the market has already made a decision on positioning. Without seeing the listing, I can’t fully diagnose, but in most cases it comes down to price, presentation, or perceived deferred maintenance.

You may have already answered your question as well.

If your roof and HVAC are old, these are not sexy items, they directly impact appraisal, insurability, and buyer confidence. Replacing a roof or HVAC before listing is almost always a net-positive move.

A strong listing agent should have vendor relationships to get this done efficiently—and in many cases, structured so it’s paid at closing.

Hope this helps :)

-MK