The trap of "we can always change it later"

I hear this phrase at least once a week. Someone's looking at a home, spots something they're not thrilled about, and says, "Well, we can always change it later."

Sometimes that's absolutely true. Paint color? Easy later. Cabinet hardware? Easy later. The xeriscaping you'd rather swap for turf? Annoying, but doable later.

But then there's the other category, the stuff that sounds like "later" but really means "expensive, disruptive, and probably going to sit on your to-do list for three years while you resent it every day."

The trick is knowing which is which before you close.

What "easy later" actually looks like

Easy later has a few telltale signs. It's cosmetic, it doesn't require permits, it doesn't involve tearing into walls or foundations, and most importantly, it doesn't disrupt your daily routine.

Here's what actually qualifies:

• Paint and flooring. Yes, they're messy for a few days, but they're surface-level changes that don't require an engineer or a city inspector.

• Light fixtures and hardware. Swapping out builder-grade lighting or drawer pulls takes an afternoon, not a contractor.

• Landscaping tweaks. Adding plants, mulch, or decorative rock is straightforward. You're not replumbing irrigation or regrading the yard.

• Cosmetic kitchen updates. Replacing cabinet doors, adding a backsplash, or swapping the faucet, these are weekend projects, not full renovations.

The common thread? You can live comfortably in the home while you make these changes, and they don't require pulling permits or coordinating multiple trades.

What "hard later" really means

Hard later is where people get into trouble. It's the stuff that sounds fixable in theory but becomes a logistical nightmare once you're settled in.

Here's what doesn't qualify as "easy":

• HVAC replacements or major repairs. If the system is limping along now, it's going to die during the first 115-degree day in June. And yes, you'll be without AC for at least a few days while it's replaced.

• Electrical panel upgrades. If you're planning to add EVs, solar, or just run your home without tripping breakers every week, this isn't optional. It's also expensive and requires a licensed electrician and permits.

• Foundation issues or drainage problems. These don't get better with time. They get worse. And they're disruptive, think jackhammers, trenching, and serious money.

• Roof replacements. A roof that's "got a few years left" usually means you're budgeting for this within 18 months. It's not a quick fix, and it's not cheap.

• Outdated plumbing (like polybutylene or galvanized pipes). This is a ticking time bomb. When it fails, it's not just inconvenient, it's potentially catastrophic.

The common thread here? These are disruptive, expensive, and often time-sensitive. Delaying them doesn't make them easier, it just makes them more urgent later when life is busier.

Why "later" becomes "never"

Here's the thing about life: it doesn't slow down after you move in. You get settled, routines take over, and suddenly the idea of coordinating contractors, living in dust for weeks, or spending money you've reallocated to other priorities feels overwhelming.

I've seen it happen over and over. Buyers convince themselves they'll tackle the big stuff "once they're moved in," but once they're moved in, they realize how disruptive it actually is. And then it sits. For years.

The regret isn't immediate. It's the slow-building kind, the kind where every time you walk past that outdated electrical panel or hear the HVAC struggling, you think, "I should've just addressed this before we closed."

The distinction that prevents regret

This is where I think the mental framework helps: easy later versus hard later.

Before you make an offer, separate the cosmetic stuff from the structural stuff. Be honest about what you'll realistically tackle in the first year versus what's going to nag at you indefinitely.

If it's easy later, fine, roll with it. You don't need to have the perfect paint color picked out before you move in.

But if it's hard later? Either negotiate for it now, budget realistically for it (and I mean realistically, not optimistically), or acknowledge that this might be the wrong house.

That last part is uncomfortable, but it's way less uncomfortable than living with buyer's remorse for the next five years.

When "later" actually works

I don't want to sound like I'm discouraging people from buying homes that need work. Some of the best deals in Arizona real estate are homes that need cosmetic updates but are structurally solid.

The difference is intention. If you're going into a purchase knowing you'll paint, update fixtures, and refresh the landscaping, and you've budgeted time and money for it, that's a plan. That's "later" with a strategy.

But if "later" is code for "I'm hoping this problem disappears or becomes less expensive," that's not a plan. That's wishful thinking.

The homes that work out well are the ones where buyers are clear-eyed about what's easy, what's hard, and what they're actually willing to take on.

FAQ

What's the biggest "we'll fix it later" mistake you see buyers make?

Underestimating HVAC and roof timelines. People think "a few years left" means they have time to save up, but Arizona summers don't wait. I've seen buyers close in winter, then panic in May when the AC dies and they're looking at $8K–$12K for a replacement they weren't expecting yet.

How do I know if something is actually "easy later" or if I'm just rationalizing?

Ask yourself two questions: Can I do this without permits, and can I live comfortably in the house while it's being done? If the answer to both is yes, it's probably easy. If either answer is no, you're looking at "hard later."

Should I walk away from a house if it has "hard later" issues?

Not necessarily. But you should either negotiate for the seller to address it, get a credit at closing, or build a realistic budget and timeline for tackling it yourself. The mistake is pretending it's not there or assuming it'll be easier than it actually is.

What if I'm torn between two homes: one needs cosmetic work, the other has structural concerns?

Cosmetic every time. You can update cosmetics on your own timeline without losing sleep. Structural issues are stressful, expensive, and often escalate if ignored. Go with the home that lets you breathe easy, even if it's not Instagram-ready on day one.

Final Thoughts

"We can always change it later" isn't inherently bad advice: it's just incomplete. The real question is whether "later" means a weekend project or a months-long disruption that costs five figures and requires permits.

Most regret in real estate doesn't come from overpaying by a few thousand dollars. It comes from underestimating how disruptive and expensive the "hard later" stuff actually is.

If you're looking at a home right now and trying to decide whether something is fixable later, take a minute to separate the easy stuff from the hard stuff. Be honest about what you'll actually do versus what you'll live with indefinitely.

That one mental shift prevents a lot of regret.

Let's talk through your "later" list

If you're in the middle of a home search and you've got a growing list of "we'll handle it later" items, let's talk through them together. I can help you separate what's actually easy from what's going to haunt you.

Andrew Texidor
Realtor & Founder, Clearly Sold
Brokered by HomeSmart
📞 623-400-5957
📧 [email protected]
🌐 ClearlySold.com | Schedule a Call

Andrew Texidor, founder of Rewarding Heroes and Clearly Sold brokered by HomeSmart, is a certified AI agent.