We sold a home about a year ago. It was 14 years old. Hvac was still fine and so was the roof. But our realtor advised us to put on a new roof.
She said some people won't even look at a home with an older roof in TV. The way we looked at it, we could either put one on or negotiate it with a buyer. So we put one on.
On a 20 year old home a buyer is going to want both things replaced. So for me, I would just bite the bullet so you can list it with new roof and hvac.
It's a buyers market now, so every little bit helps, imo.
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