These Kitchen Updates Make Houses Sell For A LOT More Money

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From quick and easy add-ons to in-depth structural changes, you can spend wisely to sell profitably.

If you're looking for an excuse to redo your kitchen, we've got you. Updated kitchens are one of the top five elements that make a home sell for over its asking price, according to experts. And it makes sense; most of us spend a significant chunk of our time in this room which is often referred to as "the heart of the home."

Before you start googling contractors, we feel compelled to warn you: updated kitchens are a pretty pricey investment. According to the 2023 U.S. Houzz & Home Study conducted by the renovation hub, which surveyed over 46,000 people, the median spend on a kitchen renovation is $20,000—the highest value of all rooms in a home. But there's some good news here. "On average, kitchen remodels recoup up to 60 percent of the money spent on the renovations, which is a nice boost to the sale price," says Opendoor broker Jennifer Patchen.

That being said, you want to make sure you maximize your renovation investment by spending on things buyers want, not on expensive extras that might actually turned them off. Again, we're here for you. We asked experts from real estate agents to architects to share the kitchen upgrades that will most increase your home's value—and for any insight they might have on what to skip.

Countertops are a big deal—the Houzz study reports that 90% of homeowners prioritize countertops during a renovation. And real estate agents agree that's a smart move, because it's both pretty and practical. "Upgraded countertops will give your kitchen an elevated and modern look," says Patchen. "Granite or quartz countertops are a more reasonable alternative to marble and are less maintenance on upkeep." You can also try more affordable faux stone to appease buyers, too.

If your cabinets are in sorry shape, it might be time to replace them. But if they're still holding up pretty well, you can breathe new life into them with a new color or finish. "Having cabinets repainted is often a lower-cost way to transform the appearance of your kitchen," says Compass real estate agent Jennifer Turano. "This can be done either as a DIY project to save money or with the help of a professional painter, who may use a spray technique to give the cabinets a brand-new, factory-finish appearance. Choose a clean, neutral color to brighten the room. Or, play with colors to follow current design trends."

If you don't want to gut your kitchen, focus on the easy-to-fix details. A reasonably priced DIY project that can dramatically improve your kitchen's look is swapping out your hardware. "Builder grade or no hardware is a clear sign of an outdated kitchen," says Jennifer Verruto, founder of Blythe Interiors. "We love a statement pull instead of knobs. Pulls create length and drama, make sure to choose a finish that contrasts with your cabinet color. Upgrading your hardware will make a big difference!"

Mark Bearak, a principal at dtls.ARCHITECTURE and an adjunct assistant professor of architecture at Columbia University, suggests adding under-cabinet lighting, too. "This is a small detail, but it makes a huge difference. It can completely brighten up a kitchen," he says.

This is where you need to play Goldilocks and get your appliances just right. On the one hand, buyers want a home with upscale, usable appliances. On the other, if you get a little too personal with your appliances—say, you pick specialty items like a pizza oven or highly stylized ones like a Smeg fridge—it might turn off certain buyers. Whatever you do, don't splurge on the big-ticket items, unless you will benefit from using them yourself. "While it's important to have updated appliances, it's not necessary to buy the top-of-the-line options. Not overspending on the most luxe brands will ensure you see a return on your investment," says Patchen. At the bare minimum, you should make sure your appliances match. "Consider coordinating the appliances—consistency in aesthetics is a plus," says Turano.

"Converting the flooring in the kitchen to hardwood or luxury vinyl plank [LVP] will help the space appear stylish, functional, and up-to-date," says Patchen. "LVP is becoming increasingly popular because it's waterproof, doesn't scratch from pet nails, and requires less upkeep than hardwood." But beware—if replacing the flooring is too much work, you might not make a good return on that investment. "New flooring can make a huge change in your kitchen, but sometimes you must completely remove all your base cabinets to install the floors properly," warns Bearak.

Here's the thing. Redoing the layout of your kitchen can be a very expensive endeavor, given all the behind-the-scenes details (i.e., plumbing and electric) that need to be syned with different elements. But if you have a completely unusable kitchen, it might be a worthwhile investment to redesign the space. "Ask yourself a couple key questions: Is there an important element missing in your kitchen, like a pantry? Is there room for people to eat in the kitchen, or gather around while you entertain? Is there enough countertop space to cook? Can you open the dishwasher while doing other things?" advises Turano.

Stefanie Waldek is a Brooklyn-based writer covering architecture, design, and travel. She's worked on staff at Architectural Digest, ARTnews, and Oyster.com, a TripAdvisor company, and has contributed to Condé Nast Traveler, The Washington Post, Design Milk, and Hunker, among others. When she's not dreaming about midcentury chairs, you can find her re-watching The X-Files, likely in an airport lounge or on a plane.

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