By David Perlleshi & Frank DeSalvo
When preparing your self-storage facility for sale, strategic improvements can make a big difference in attracting serious buyers and maximizing your final sale price. The good news? You don’t need a massive renovation budget to make an impact. Small, smart upgrades, if chosen well, often deliver the biggest return.
Here are five low-cost enhancements we recommend before bringing a property to market:
1. Enhance Curb Appeal
First impressions still matter. Trim back overgrown landscaping, lay down fresh mulch, and remove any clutter around the site. Repainting signage, doors and pressure-washing driveways or exterior walls can immediately freshen up the property. A clean, well-maintained exterior signals to buyers that the asset has been cared for.
2. Offer Initial Move-In Discounts
One of the fastest ways to improve occupancy, especially ahead of a sale, is to offer targeted move-in specials. These can be short-term incentives (like the first month free or a reduced rate for two-three months) that don’t impact long-term revenue but help you boost your in-place tenant count. Higher physical occupancy going into the marketing process adds real value and makes the deal more attractive.
3. Require Tenant Insurance Across the Board
If you’re not already, implement a mandatory tenant insurance policy across all units. This adds a revenue stream and enhances property protection. Buyers are increasingly favoring deals where this has already been done. It’s seen as a mark of a well-run operation and can help drive value.
4. Enroll All Tenants on Auto-Pay (or Charge a “Counter Fee”)
Encouraging tenants to sign up for auto-pay improves cash flow and reduces administrative overhead. For tenants who don’t enroll, consider charging a small “counter fee” (a monthly admin charge of a few dollars) to offset the time and costs involved with manual billing and collection. This not only increases efficiency but also aligns with what professional buyers are looking for in clean operational processes.
5. Conduct Preventative Maintenance
Addressing small repairs such as gate functionality, roof leaks, paint chipping, and pavement cracks before they escalate shows buyers your proactive approach to property upkeep. Preventative maintenance helps avoid costly surprises during due diligence and inspections, which can delay or derail sales. It also extends the life of your assets and can improve operating efficiencies.
Bonus: Modernize Security Features
Adding or upgrading security cameras, better lighting, keypad gate access, and perimeter fencing improves both safety and buyer perception. Security features don’t just reduce liability—they also drive tenant retention and can make or break investor interest in a deal.
Why It Matters
These low-cost improvements, most of which can be executed in 30–60 days, can significantly increase the value of your property. They create operational consistency, improve tenant experience, and remove red flags during buyer due diligence. At the end of the day, they help you sell faster and for more.
If you’re planning to bring your facility to market, or simply want to prep for a future sale, start with these small wins. You don’t need a major capex plan to add real value.
About the Author
With combined volume history in self-storage investment sales of $75,190,000, Frank DeSalvo and David Perlleshi lead a well-established team of dedicated professionals committed to the success of their self-storage clients.
Frank DeSalvo is a founding member of Franklin Street’s National Self-Storage Advisory Group, where he and partner David Perlleshi lead one of the top-performing brokerage teams in the industry. Prior to getting into investment sales, Frank worked with New York-based Houston Street Capital, to acquire and develop a portfolio of Class A self-storage assets in the Southeast. With over 10 years of experience in the self-storage industry, Frank is well versed in market trends, complex underwriting, and client negotiation. Originally from Naples, FL, Frank graduated from Tufts University and is currently based in Charlotte, NC.
David Perlleshi is a founding member of Franklin Street’s National Self-Storage Advisory Group, where he and his partner Frank DeSalvo lead one of the top-performing brokerage teams in the industry. With a focus on investment sales, David brings over a decade of experience navigating complex transactions and delivering strong outcomes for private owners, institutions, and developers across the country. Known for his integrity, market expertise, and commitment to long-term client success, David serves as a trusted advisor through every stage of the deal process. His team’s reputation is built on deep market knowledge, consistent execution, and a client-first mindset.
