Ceiling repair cost ?

[Manmath D.]

So I have this out of state property in WV that will be put on market next month. My realtor send me some pics and looks like another expense. Would like to get your feedback and figure out the cost. I'll have contractors go look at it next week and get some bids. Hopefully it's not much. I put this on market in Aug 2020 and it sat for 5 months. So decided to take it off and may be try again. I think if I had put it on market in spring of last year, it would have sold. But her I'm and another expense. Just hope it's not much.  

[Phil LoCicero]

In addition to being a landlord, I also happen to be a drywaller- as in that’s my day job. I do not see significant sagging nor staining. I’d caulk it and maybe touch it up with the wall color (It’ll be easier to cut a straight line in paint with the smoother texture)

If there’s slight sagging, you may have nothing worse than a few nails popping at the nearest joist. Look for evidence of nails/screws failing- little circular holes in a line. Push the ceiling gently back against the joist and put a few new screws in and put a little drywall mud or spackle over them. 

Worst case scenario: old water damage that someone hid with a stain blocking primer. Cut back from the corner to the nearest joist and replace the drywall. Match the texture after taping. That texture is a sponge texture- usually done by do it yourselfers. Most drywall guys won’t do it unless matching existing texture. 

Price: low end- $3 for a tube of caulk

High end: $350-400 to cut back, replace, re-tape and match texture. PAINTING NOT INCLUDED