Choosing Impactful Upgrades: Sometimes it’s the little things that add the most value when selecting feature
By John Kelly
RJNewHomes.vegas
Remember when granite countertops were costly new-home upgrades?
Now, however, granite’s almost taken for granted.
And that goes double for stainless steel.
A buyer has to wonder whether the former undisputed kings of kitchen upgrades will have been relegated to the Old Trends Home when the time comes to sell.
With value in mind, let’s suppose you have a supertight budget for upgrades – about $20,000 – what are the best upgrades to choose?
Joe Whatley, manager and co-owner of Liberty Homes in Las Vegas, gave it his best shot.
“Tough question to ask,” Whatley said. “Limited to $20,000, my suggestion is something that adds “buy appeal.” I usually say, ‘Eye appeal is buy appeal,’ so it would have to be something that will be noticed by the prospective buyer. Many times, energy efficient things and other items ‘hidden’ behind the walls will take a skilled real estate agent to point out to prospective buyers, and many are not aware of these upgrades unless they are told about them from the original seller. That being said, items that keep the home exciting (creature comforts) will get noticed and value from a prospective resale buyer.”
Whatley said kitchens and master baths are areas of the home that add the greatest effect.
He suggests buyers spend money here and “you have the sizzle on the steak that keeps the home exciting.”
He specifically said upgraded cabinets and granite, tile surrounds and backsplashes, crown moulding and plumbing fixtures are all items that get noticed and show that the home has a high level of quality.
OTHER EXAMPLES
• Spice racks
• Pull out recycle bins
• Soft-close doors and drawers in the kitchen
• Rain shower heads
• Crown moulding (“Adds a very nice touch that stands the test of time,” Whatley said.)
• 2-by-6 exterior walls
• Tankless water heaters
• Extra-high-efficient windows
Whatley said flooring can easily be replaced. That makes it an easy fix later. Items that are hard to replace give the biggest bang for your buck.
“Energy efficient, highly visible items are great, too,” Whatley said. “However, they must be noticeable to bring value.”
“Whatever the choices, experts say, the key is to not ‘date’ the home if those things go out of style.”
For maximum functionality and a healthy return on investment, consider the following upgrade ideas from Las Vegas-area Home sellers:
WHERE IT'S AT
Kitchen islands are where most of the living takes place. Consider expanding an island to accommodate up to eight people and you’ll be opening up some less-formal dining space. Not all upgrades have to be expensive. Simply adding extra outlets and ceiling fans to certain rooms can make life much more comfortable without costing a fortune.
THE KITCHEN IS ALWAYS HOT
The kitchen is the heart of the home, the spot where you will spend the majority of your time and make the most memories. It can never be overly well-equipped. Pay special attention to cabinets and appliances, as this is what future buyers will focus on, as well as the tools you will use every day.
The idea that you have to wait years to see a return on your investment is also false.
Kitchen upgrades not to be overlooked include quiet, quality dishwashers; microwave drawers, which are easier to access; stand-alone hoods and under-counter beverage centers, so kids and guests can help themselves without getting in the way of food prep.
Cabinets, too, are expensive to replace later. Even simply upgrading to the semi-custom variety will provide more finish options and better-quality materials. Consider dovetail joinery and divided drawers, as well as both deepening and lengthening cabinets to ceiling height for a sleek, custom look and extra storage.
LET THERE BE LIGHT
The key rooms to light are the kitchen and bathrooms. In the kitchen, most people put recessed lights and a pendant over and island and call it a day. But under-cabinet lighting helps tremendously when you’re cooking.
It also brightens the space and provides a great option when you’re entertaining, as overhead lights can be too harsh. Lighting the inside of a glass cabinet was on trend for a while, but not everyone likes it and it’s not considered key to everyday living. The areas where you eat, pay bills or do homework should, however, have some type of task lighting and are worth the upgrade. Multiple pendants can work well in those areas.
As for the rest of the house, you’ll need a mix of light that you can control with dimmers.
WHAT'S DOWN BELOW
Flooring is key to the look and feel of a home and wood floors never seem to go out of style. If money is tight, focus on the living and kitchen areas only. If you can swing it, you’ll notice the difference and so will future buyers.
THE CASE FOR CLOSETS
Have you ever heard someone say they have too much closet space? That’s because you can never have too much, so if you’re choosing between, say, a formal dining room you will only use a handful of days a year and more closet space, it’s a no brainer. Closets also add great value if you decide to sell later.
Las Vegas home sellers say the reason so many people stress about upgrades is because they didn’t plan for them. Earmark a slice of your budget ahead of time and the process wont feel nearly as overwhelming, so you can focus on where to get the most bang for your buck.