Maybe I’m clueless but I’m on the fence about this and need a push in the right direction, We’re in a seller’s market here and we've updated so much of our home: new windows, remodeled bathrooms, put in a kitchen with high end appliances ( I love to cook) , etc.

So there are plenty of positives .An obvious negative? The wood floors in our master bedroom. They desperately need refinishing...stripping, new stain, the works.

My spouse has severe dust allergies. When we refinished the living room floor, he was uncomfortsble, in spite of an air filter and extra allergy meds. But he felt it was worth it because of the results. We refinished the floor for us, not with an eye to resale.

Now we’ll take the plunge again if it seems that important for resale.... based on opinions here. One reason we’re confused is that we purchased this home with the bedroom floor in similarly rough condition and it was the wooded view, neighborhood, home layout, large kitchen, etc....that were Important to us., not the floor

So we’re wondering how many buyers would truly care about the floor...compared to all the positives? How perfect does a home have to seem?

Another factor : houses in our area currently sell within 24 -48 hours of listing, assuming they’re competitively priced. They’re in no better shape than our home.