You’ve got a nice listing that would be a great catch--with a little fixing up.
On another listing, the sellers are thinking of redoing the kitchen before they officially put their house on the market.
The buyers of the first property and the sellers of the second have the same two questions: How much will remodeling cost? And how much of the cost can we get back in a resale?
Helping you answer these questions is what this “2000 Cost vs. Value Report” is all about. Compiled by Remodeling magazine and published annually in REALTOR® Magazine through an editorial partnership, the study compares the cost of and expected return on 10 popular home improvements, six of which we present here: a minor kitchen remodel, two-story addition, bathroom addition, bathroom remodel, family room addition, and exterior painting.
The “Cost vs. Value Report” is the result of interviews with 300 real estate salespeople and appraisers representing 60 different market areas. They were asked the percent of cost they thought would be recouped on each project if the house were sold within a year.
Bear in mind that return on investment in remodeling can vary widely depending on the home and neighborhood.
Real estate professionals who participated in this study say popular projects such as kitchen and bath remodels remain a solid investment for homeowners.
The minor kitchen remodel was rated as the most likely to return value for cost. HomeTech, the Maryland-based construction software publisher that supplied estimates on all of the projects, says the kitchen remodel would average about $14,847 nationally. Survey participants say the project would retrieve some 88 percent of that cost. Respondents rated the two-story addition second most valuable. The cost estimated by HomeTech is $67,743; our survey participants say it would bring back 84 percent.
Check out the expert comments that go with each project. John Duncan, an architect with Moon Brothers, a design/build remodeling firm in Atlanta; Pam Enz, an interior designer with M/A/Peterson in Edina, Minn.; and Ron Roell, owner of Ron Roell Interior Remodeling Specialist in Cincinnati, offer tips on getting the most value from the projects. Pass their ideas on to customers who have renovation on their minds.
Editor’s note:Remodeling magazine, published by Hanley-Wood LLC, Washington, D.C., has been publishing the “Cost vs. Value Report” annually for more than a decade. We’d like to thank the editors and designers at Remodeling and the contributors listed on page 64 for helping us bring this report to you.
Minor kitchen remodel
Homeowners who can’t afford to tear out their kitchen and start from scratch can still give it a fresh, clean look. If they replace floors, countertops, and cabinet facings, install a new oven and cooktop, and add a coat or two of paint, they’ll spend a fraction what they’d spend on a full-fledged remodel--and they’ll see a greater return on their investment to boot.
“To really gut a kitchen, you have to throw a lot of money in there,” says Iowa real estate practitioner Ray Dennis. But with the facelift, he says, “you can go from a dungeon to something that’s pretty presentable without spending a lot of money.”
How much? HomeTech estimates the cost of the job specified below at $14,847 as a national average. For the money, minor kitchen remodels return more--88 percent--than any of the other projects in the Cost vs. Value survey.
Still, the national figure would be a Bay-area bargain. In San Francisco a kitchen makeover runs nearly $19,000. That sounds like a lot until you consider that it’s likely to return 147 percent of cost ($27,800) in resale.
DESIGN TIPS FOR CONSUMERS
Use more expensive door and drawer hardware to give the kitchen a richer feel.--Enz
Deploy task lighting under upper cabinets in place of a single central light, so you’re not working in your own shadow.--Duncan
Consider leaving doorways open--that is, doorless--to ease flow and create better visuals of adjacent spaces.--Duncan
PROJECT DESCRIPTION--In a functional but dated 200-square-foot kitchen with 30 linear feet of cabinetry and countertops, refinish existing cabinets and install new energy-efficient wall oven and cooktop, laminate countertops, mid-priced sink and faucet, wall covering, and resilient flooring. Repaint. Job includes new raised-panel wood doors on cabinets.
Region or City
Job Cost
Resale Value
Cost Recouped
East Avge.
$15,468
$14,906
96%
Albany, N.Y.
$14,466
$9,167
63
Baltimore
$13,520
$10,198
75
Boston
$17,408
$16,167
93
Burlington, Vt.
$13,250
$10,600
80
Garden City, N.Y.
$17,238
$24,203
140
Hartford, Conn.
$15,683
$13,821
88
Lancaster, Pa.
$14,534
$7,692
53
Nashua, N.H.
$13,655
$15,258
112
New Haven, Conn.
$15,750
$20,507
130
Passaic, N.J.
$17,170
$13,800
80
Philadelphia
$16,359
$14,000
86
Pittsburgh
$15,670
$14,324
91
Providence, R.I.
$15,616
$20,000
128
Westchester, N.Y.
$17,576
$22,417
128
Wilmington, Del.
$14,128
$11,436
81
Region or City
Job Cost
Resale Value
Cost Recouped
South Avge.
$13,177
$12,157
92%
Atlanta
$13,479
$13,326
99
Birmingham, Ala.
$13,114
$18,040
138
Columbia, S.C.
$12,195
$10,920
90
Dallas-Ft. Worth
$13,385
$12,750
95
Houston
$13,885
$9,100
66
Jacksonville, Fla.
$12,844
$7,500
58
Knoxville, Tenn.
$12,547
$6,805
54
Louisville, Ky.
$14,128
$10,356
73
Miami
$13,601
$11,800
87
New Orleans
$12,776
$15,309
120
Raleigh-Durham, N.C.
$12,303
$9,561
78
Richmond, Va.
$12,709
$11,750
92
Tampa, Fla.
$13,047
$13,000
100
Tulsa, Okla.
$12,979
$11,833
91
Washington, D.C.
$14,669
$20,300
138
Region or City
Job Cost
Resale Value
Cost Recouped
Midwest Avge.
$15,101
$11,918
79%
Chicago
$16,981
$15,302
90
Cleveland
$16,156
$11,100
69
Columbus, Ohio
$14,858
$12,372
83
Des Moines, Iowa
$14,128
$6,830
48
Detroit
$16,129
$16,480
102
Fargo, N.D.
$14,061
$10,334
73
Grand Rapids, Mich.
$14,750
$10,667
72
Indianapolis
$14,838
$9,375
63
Kansas City, Mo.
$14,872
$13,434
90
Madison, Wis.
$16,089
$10,625
66
Milwaukee
$16,224
$11,680
72
Minneapolis
$16,359
$15,685
96
Sioux Falls, S.D.
$12,506
$8,250
66
St. Louis
$15,791
$14,190
90
Wichita, Kan.
$12,776
$12,440
97
Region or City
Job Cost
Resale Value
Cost Recouped
West Avge.
$15,641
$13,571
87%
Albuquerque, N.M.
$13,790
$8,052
58
Boise, Idaho
$14,264
$11,000
77
Colorado Springs, Colo.
$14,061
$9,781
70
Denver
$14,372
$13,100
91
Honolulu
$18,522
$17,252
93
Las Vegas
$15,115
$12,016
79
Los Angeles
$17,576
$15,500
88
Phoenix
$14,493
$8,375
58
Portland, Ore.
$15,616
$17,250
110
Sacramento, Calif.
$16,765
$6,500
39
Salt Lake City
$13,452
$8,000
59
San Diego
$16,900
$16,800
99
San Francisco
$18,928
$27,800
147
Seattle
$15,818
$18,600
118
Spokane, Wash.
$14,940
$13,542
91
National Average
$14,847
$13,138
88%
Two-story addition
An addition of this size is costly and risky but potentially more rewarding than any other kind of remodeling activity. It’s costly, as confirmed by HomeTech, which estimates that the project as described would run $67,743 (and the price would be much higher in markets such as Honolulu, $87,509, or San Francisco, $85,255). It’s risky because the new addition could end up looking like what it is--an addition. Only careful design and seamless execution make this pricey piece of work pay off at the settlement table.
Real estate pros suggest that, based on a nationwide average, the two-story addition would fetch 84 percent of cost in a resale, about $56,770, making it the second most value-enhancing of the projects in this year’s survey.
DESIGN TIPS FOR CONSUMERS
You can get an exciting new feeling for the bedroom by vaulting the second-floor ceilings.--Duncan
Put in a high transom window or a dormer to allow more light into the second floor.--Duncan
Put concrete flooring in the crawl space to add room for storage and keep the earth smell out.--Enz
PROJECT DESCRIPTION Add a 24-by-16-foot two-story wing, over a crawl space, with a first-floor family room, a second-floor bedroom with full bath, and 11 windows total. Include a prefabricated fireplace in the family room and an atrium-style exterior door. Floors are carpeted, and walls are of painted drywall. The 5-by-8-foot bathroom has a fiberglass bath/shower, standard-grade toilet, wood vanity with ceramic tile sink top, ceramic tile flooring, and mirrored medicine cabinet with light strip above. Bathroom walls are wallpapered. Add new heating and cooling system to handle addition.
Region or City
Job Cost
ResaleValue
CostRecouped
East Average
$70,403
$61,011
87%
Albany, N.Y.
$65,721
$44,667
68
Baltimore
$61,823
$43,685
71
Boston
$79,115
$57,133
72
Burlington, Vt.
$61,877
$50,400
81
Garden City, N.Y.
$79,356
$109,458
138
Hartford, Conn.
$70,917
$66,435
94
Lancaster, Pa.
$66,131
$31,548
48
Nashua, N.H.
$61,579
$52,000
84
New Haven, Conn.
$71,755
$72,502
101
Passaic, N.J.
$77,790
$59,600
77
Philadelphia
$73,702
$60,000
81
Pittsburgh
$70,045
$48,987
70
Providence, R.I.
$71,024
$52,875
74
Westchester, N.Y.
$79,707
$112,500
141
Wilmington, Del.
$65,508
$53,373
81
Region or City
Job Cost
ResaleValue
CostRecouped
South Average
$60,150
$54,279
90%
Atlanta
$62,055
$53,333
86
Birmingham, Ala.
$60,222
$68,067
113
Columbia, S.C.
$55,471
$55,279
100
Dallas-Ft. Worth
$57,248
$46,750
82
Houston
$63,180
$43,200
68
Jacksonville, Fla.
$60,368
$45,600
76
Knoxville, Tenn.
$57,745
$41,384
72
Louisville, Ky.
$64,803
$55,819
86
Miami
$62,587
$64,000
102
New Orleans
$58,941
$53,165
90
Raleigh-Durham, N.C.
$55,790
$52,400
94
Richmond, Va.
$58,683
$43,333
74
Tampa, Fla.
$59,756
$52,561
88
Tulsa, Okla.
$58,616
$49,288
84
Washington, D.C.
$66,781
$90,000
135
Region or City
Job Cost
ResaleValue
CostRecouped
Midwest Average
$69,189
$51,170
74%
Chicago
$77,100
$56,710
74
Cleveland
$75,577
$52,025
69
Columbus, Ohio
$68,712
$48,307
70
Des Moines, Iowa
$64,573
$36,910
57
Detroit
$72,766
$71,520
98
Fargo, N.D.
$63,907
$52,406
82
Grand Rapids, Mich.
$67,571
$55,083
82
Indianapolis
$67,727
$48,417
71
Kansas City, Mo.
$67,236
$45,434
68
Madison, Wis.
$72,699
$41,250
57
Milwaukee
$75,758
$54,773
72
Minneapolis
$76,262
$64,983
85
Sioux Falls, S.D.
$58,601
$40,000
68
St. Louis
$71,074
$52,233
73
Wichita, Kan.
$58,272
$47,500
82
Region or City
Job Cost
ResaleValue
CostRecouped
West Average
$71,232
$60,619
85%
Albuquerque, N.M.
$62,207
$26,709
43
Boise, Idaho
$64,568
$50,877
79
Colorado Springs, Colo.
$64,273
$42,027
65
Denver
$65,552
$45,240
69
Honolulu
$87,509
$79,251
91
Las Vegas
$68,625
$50,560
74
Los Angeles
$79,202
$79,033
100
Phoenix
$66,343
$39,550
60
Portland, Ore.
$70,798
$54,400
77
Sacramento, Calif.
$76,025
$46,667
61
Salt Lake City
$62,009
$36,350
59
San Diego
$76,319
$66,200
87
San Francisco
$85,255
$142,000
167
Seattle
$71,888
$96,600
134
Spokane, Wash.
$67,900
$53,827
79
National Average
$67,743
$56,770
84%
Bathroom addition
Today’s homeowners are used to having a bathroom on every floor. “Two and a half baths is pretty much a necessity,” says Tennessee real estate pro Margaret Fraser. “Buyers like one for the master and one for the children, with a half-bath downstairs.”
So it’s tough to convince potential buyers of the virtues of a house that has only one full bath, whatever those virtues might be.
Adding a bathroom inside existing space can be done for $14,216, estimates HomeTech. From an investment standpoint, bathroom additions are one of the smartest projects to undertake, because, averaged nationwide, homeowners can recoup 82 percent of that investment, and in fast-appreciating real estate markets like San Francisco or the well-heeled Westchester County suburbs of New York, they can do considerably better than that. Texas real estate practitioner Irby Roselle advises sparing no expense. “When it comes to the bathroom, the grander it is, the more people like it,” he notes.
DESIGN TIPS FOR CONSUMERS
Paint one wall—or a border--with a leather or metallic specialty finish to give the room a “designed” look.--Enz
Install double showerheads for greater comfort and convenience.--Enz
If the tub wall is the outside wall, use glass block and skylights to bring the light in.--Duncan
PROJECT DESCRIPTION Add a second full bath to a house with one or one-and-a-half baths. The 6-by-8-foot bath should be within the existing floor plan in an inconspicuous spot convenient to the bedrooms. Include cultured-marble vanity top, molded sink, standard bathtub with shower, low-profile toilet, lighting, mirrored medicine cabinet, linen storage, vinyl wallpaper, ceramic tile floor, and ceramic tile walls in tub area.
Region or City
Job Cost
ResaleValue
CostRecouped
East Average
$14,863
$13,057
88%
Albany, N.Y.
$14,110
$8,833
63
Baltimore
$12,871
$8,811
68
Boston
$16,915
$12,967
77
Burlington, Vt.
$12,717
$8,800
69
Garden City, N.Y.
$16,772
$25,290
151
Hartford, Conn.
$15,079
$12,224
81
Lancaster, Pa.
$13,914
$6,547
47
Nashua, N.H.
$12,961
$12,333
95
New Haven, Conn.
$14,998
$14,483
97
Passaic, N.J.
$16,506
$8,900
54
Philadelphia
$15,899
$13,100
82
Pittsburgh
$15,080
$11,865
79
Providence, R.I.
$14,877
$18,750
126
Westchester, N.Y.
$16,775
$22,000
131
Wilmington, Del.
$13,468
$10,954
81
Region or City
Job Cost
ResaleValue
CostRecouped
South Average
$12,438
$10,847
87%
Atlanta
$12,775
$12,592
99
Birmingham, Ala.
$12,012
$12,594
105
Columbia, S.C.
$11,522
$11,096
96
Dallas-Ft. Worth
$12,813
$10,250
80
Houston
$13,335
$9,800
73
Jacksonville, Fla.
$11,910
$7,500
63
Knoxville, Tenn.
$11,845
$5,430
46
Louisville, Ky.
$13,498
$11,793
87
Miami
$12,876
$10,400
81
New Orleans
$12,112
$14,198
117
Raleigh-Durham, N.C.
$11,170
$9,140
82
Richmond, Va.
$11,965
$9,250
77
Tampa, Fla.
$12,328
$9,667
78
Tulsa, Okla.
$12,360
$11,590
94
Washington, D.C.
$14,046
$17,400
124
Region or City
Job Cost
ResaleValue
CostRecouped
Midwest Average
$14,399
$10,394
72%
Chicago
$16,100
$12,010
75
Cleveland
$15,779
$5,625
36
Columbus, Ohio
$14,163
$9,908
70
Des Moines, Iowa
$13,553
$6,280
46
Detroit
$15,592
$15,240
98
Fargo, N.D.
$10,925
$7,919
72
Grand Rapids, Mich.
$14,517
$12,043
83
Indianapolis
$14,132
$8,417
60
Kansas City, Mo.
$14,438
$14,011
97
Madison, Wis.
$15,630
$10,375
66
Milwaukee
$15,902
$10,710
67
Minneapolis
$15,929
$11,959
75
Sioux Falls, S.D.
$11,880
$7,250
61
St. Louis
$15,253
$14,727
97
Wichita, Kan.
$12,192
$9,440
77
Region or City
Job Cost
ResaleValue
CostRecouped
West Average
$15,165
$12,516
83%
Albuquerque, N.M.
$13,250
$6,380
48
Boise, Idaho
$14,166
$9,620
68
Colorado Springs, Colo.
$13,349
$6,062
45
Denver
$13,514
$10,700
79
Honolulu
$17,565
$14,454
82
Las Vegas
$14,420
$9,905
69
Los Angeles
$16,933
$14,833
88
Phoenix
$13,628
$6,375
47
Portland, Ore.
$15,743
$12,749
81
Sacramento, Calif.
$16,564
$9,667
58
Salt Lake City
$12,807
$6,000
47
San Diego, Calif.
$16,445
$14,600
89
San Francisco
$18,874
$32,600
173
Seattle
$15,640
$20,600
132
Spokane, Wash.
$14,574
$13,195
91
National Average
$14,216
$11,703
82%
Bathroom remodel
Nothing kills a sale faster than the faded beauty of yesteryear’s bathroom, unless, of course, it’s the faded beauty of yesteryear’s kitchen.
“Kitchens, baths, and mechanicals,” Columbus, Ohio, appraiser Charles Pavey says. Those are what buyers check out first.
Kitchens and bathrooms “date” more rapidly than the rest of the house. And after kitchens, bathrooms cost more to remodel per labor-intense square foot than any other room. HomeTech estimates it would cost $9,748 to remodel the 5-by-9-foot bathroom described. For value returned, that project ranks behind the minor kitchen remodel and the two-story addition, and equals the (pricier) bathroom addition. Real estate pros put return on investment at 82 percent nationwide ($7,952), though some markets report substantially higher returns. Among them are Providence, R.I., where professionals estimate a 127 percent return ($12,625) on a $9,964 project. In the white-hot San Francisco market, a $12,604 bath remodel is estimated to bring back $19,100—152 percent.
DESIGN TIPS FOR CONSUMERS
You could recoup $1,000 just by using designer colors.--Roell
To add character, use a decorative framed mirror from an antique store instead of a plate glass mirror.--Enz
Tiling the ceiling and covering the entire opening to the shower stall converts it to a steam bath at no cost.--Enz
PROJECT DESCRIPTION Update an existing 5-by-9-foot bathroom that is at least 25 years old with a new standard-size tub, toilet, and solid-surface vanity counter with integral double sink. Install new lighting, faucets, mirrored medicine cabinet, ceramic tile floor, and ceramic tile walls in tub/shower area (vinyl wallpaper elsewhere).
Region or City
Job Cost
ResaleValue
CostRecouped
East Average
$10,039
$8,914
89%
Albany, N.Y.
$9,579
$5,333
56
Baltimore
$9,012
$5,574
62
Boston
$11,062
$9,900
89
Burlington, Vt.
$8,674
$7,300
84
Garden City, N.Y.
$11,255
$15,751
140
Hartford, Conn.
$10,104
$7,047
70
Lancaster, Pa.
$9,639
$5,455
57
Nashua, N.H.
$8,624
$9,552
111
New Haven, Conn.
$10,063
$10,185
101
Passaic, N.J.
$11,100
$7,300
66
Philadelphia
$10,792
$8,000
74
Pittsburgh
$10,201
$9,055
89
Providence, R.I.
$9,964
$12,625
127
Westchester, N.Y.
$11,277
$13,583
120
Wilmington, Del.
$9,237
$7,045
76
Region or City
Job Cost
ResaleValue
CostRecouped
South Average
$8,770
$7,559
86%
Atlanta
$8,979
$8,993
100
Birmingham, Ala.
$8,825
$9,020
102
Columbia, S.C.
$8,272
$7,114
86
Dallas-Ft. Worth
$8,493
$7,000
82
Houston
$9,260
$6,100
66
Jacksonville, Fla.
$8,437
$5,200
62
Knoxville, Tenn.
$8,362
$4,520
54
Louisville, Ky.
$9,312
$5,993
64
Miami
$9,070
$7,660
84
New Orleans
$8,493
$9,909
117
Raleigh-Durham, N.C.
$8,125
$6,100
75
Richmond, Va.
$8,550
$7,583
89
Tampa, Fla.
$8,745
$7,292
83
Tulsa, Okla.
$8,926
$8,758
98
Washington, D.C.
$9,697
$12,150
125
Region or City
Job Cost
ResaleValue
CostRecouped
Midwest Average
$9,909
$7,302
74%
Chicago
$11,009
$10,473
95
Cleveland
$10,581
$7,200
68
Columbus, Ohio
$9,621
$7,139
74
Des Moines, Iowa
$9,247
$4,250
46
Detroit
$10,636
$12,000
113
Fargo, N.D.
$9,463
$5,985
63
Grand Rapids, Mich.
$9,560
$7,283
76
Indianapolis
$9,651
$4,542
47
Kansas City, Mo.
$9,911
$7,092
72
Madison, Wis.
$10,286
$6,875
67
Milwaukee
$10,611
$7,840
74
Minneapolis
$10,669
$6,911
65
Sioux Falls, S.D.
$8,302
$4,500
54
St. Louis
$10,509
$10,616
101
Wichita, Kan.
$8,584
$6,830
80
Region or City
Job Cost
ResaleValue
CostRecouped
West Average
$10,274
$8,032
78%
Albuquerque, N.M.
$9,162
$3,852
42
Boise, Idaho
$9,501
$6,880
72
Colorado Springs, Colo.
$9,360
$4,648
50
Denver
$9,610
$8,600
89
Honolulu
$11,676
$9,568
82
Las Vegas
$9,802
$7,123
73
Los Angeles
$11,405
$8,100
71
Phoenix
$9,292
$5,138
55
Portland, Ore.
$10,422
$9,300
89
Sacramento, Calif.
$11,032
$3,833
35
Salt Lake City
$8,944
$4,875
55
San Diego, Calif.
$11,111
$8,800
79
San Francisco
$12,604
$19,100
152
Seattle
$10,378
$12,080
116
Spokane, Wash.
$9,818
$8,576
87
National Average
$9,748
$7,952
82%
Family room addition
Want to increase square footage? Add a family room. Homeowner uses for the room change over the years as the kids grow up, but the room itself never outlives its usefulness. “Five years from now, that remodeled kitchen is going to be an old kitchen,” Florida real estate appraiser Reginald Carter points out. “A third of its life expectancy will be used up. With a family room, at least you have the square footage.”
Real estate professionals say the functional flexibility of the family room excites the imaginations of buyers. “If you have one with a fireplace and a wet bar, or room for a big-screen TV and pool table, buyers envision this grand party they’re going to have and the romantic evenings by the fireplace,” Michigan real estate pro Cecily Bliesath says.
HomeTech estimates the national average cost of building a family room at $47,764. Real estate pros say it will bring back $36,169, or 76 percent of cost.
DESIGN TIPS FOR CONSUMERS
Combine painted and stained woodwork for a classy look at half the cost of all stained.--Roell
Build cabinetry with retractable doors to conceal the television and other electronics, freeing up the room for multiple uses.--Enz
Place windows high on walls to allow more space for furniture.--Duncan
PROJECT DESCRIPTION In a style and location appropriate to the existing house, add a 16-by-25-foot room on a new crawl space foundation with wood-joist floor framing, wood siding on exterior walls, and fiberglass shingle roof. Include drywall interior with batt insulation, tongue-and-groove hardwood floor, and 180 square feet of glazing, including windows, atrium-style exterior doors, and two operable skylights. Tie into existing heating and cooling.
Region or City
Job Cost
ResaleValue
CostRecouped
East Average
$49,748
$39,633
80%
Albany, N.Y.
$46,519
$23,333
50
Baltimore
$43,476
$31,721
73
Boston
$56,084
$65,333
116
Burlington, Vt.
$42,606
$27,000
63
Garden City, N.Y.
$55,432
$76,086
137
Hartford, Conn.
$50,432
$37,021
73
Lancaster, Pa.
$46,736
$17,549
38
Nashua, N.H.
$43,911
$33,000
75
New Haven, Conn.
$50,656
$41,863
83
Passaic, N.J.
$55,214
$29,400
53
Philadelphia, Pa.
$52,606
$35,000
67
Pittsburgh, Pa.
$50,388
$39,351
78
Providence, R.I.
$50,215
$39,250
78
Westchester, N.Y.
$56,519
$62,083
110
Wilmington, Del.
$45,432
$36,502
80
Region or City
Job Cost
ResaleValue
CostRecouped
South Average
$42,530
$32,251
76%
Atlanta
$43,302
$31,667
73
Birmingham, Ala.
$42,171
$43,276
103
Columbia, S.C.
$39,215
$37,368
95
Dallas-Ft. Worth
$43,041
$36,250
84
Houston
$44,650
$24,500
55
Jacksonville, Fla.
$41,302
$24,000
58
Knoxville, Tenn.
$40,345
$23,400
58
Louisville, Ky.
$45,432
$32,701
72
Miami
$43,737
$30,300
69
New Orleans
$41,085
$38,201
93
Raleigh-Durham, N.C.
$39,563
$27,600
70
Richmond, Va.
$40,867
$21,083
52
Tampa, Fla.
$41,954
$34,850
83
Tulsa, Okla.
$41,737
$26,076
62
Washington, D.C.
$49,549
$52,500
106
Region or City
Job Cost
ResaleValue
CostRecouped
Midwest Average
$48,550
$33,962
70%
Chicago
$54,345
$33,681
62
Cleveland
$51,954
$31,875
61
Columbus, Ohio
$47,780
$31,211
65
Des Moines, Iowa
$45,432
$23,950
53
Detroit
$51,954
$50,980
98
Fargo, N.D.
$45,215
$34,507
76
Grand Rapids, Mich.
$47,432
$36,750
77
Indianapolis
$47,715
$27,917
59
Kansas City, Mo.
$47,824
$37,135
78
Madison, Wis.
$51,736
$30,000
58
Milwaukee
$52,171
$35,615
68
Minneapolis
$52,606
$40,995
78
Sioux Falls, S.D.
$40,215
$26,929
67
St. Louis
$50,780
$32,910
65
Wichita, Kan.
$41,085
$34,980
85
Region or City
Job Cost
ResaleValue
CostRecouped
West Average
$50,228
$38,831
77%
Albuquerque, N.M.
$44,436
$19,971
45
Boise, Idaho
$45,867
$30,680
67
Colorado Springs, Colo.
$45,217
$24,492
54
Denver, Colo.
$46,258
$27,900
60
Honolulu
$59,562
$40,374
68
Las Vegas
$48,606
$32,255
66
Los Angeles
$56,519
$54,840
97
Phoenix
$46,606
$26,875
58
Portland, Ore.
$50,215
$43,000
86
Sacramento, Calif.
$53,910
$28,333
53
Salt Lake City
$43,259
$26,750
62
San Diego
$54,345
$49,800
92
San Francisco
$61,084
$91,000
149
Seattle
$50,867
$58,000
114
Spokane, Wash.
$46,663
$28,199
60
National Average
$47,764
$36,169
76%
Exterior painting
Jacksonville, Fla., real estate pro Kathy Shirley says she can tell in seconds which clients maintain their home and which don’t. The well-maintained home is always freshly painted.
Besides protecting wood from the elements, paint provides a tremendous boost to eye appeal by making an old house look like it just took a shower and washed its hair. “Sixty percent of home sales are made before anybody even steps out of the car,” says Cincinnati remodeler Ron Roell. “Your floor plan means about 40 percent.” Painting also provides an opportunity to make a statement with color. “You can take some chances and do fun things with it,” architect John Duncan of Atlanta-based Moon Brothers says.
HomeTech estimates the national average cost of painting a two-story house at $8,336. Real estate practitioners and appraisers suggest that a homeowner would recoup a healthy 75 percent of that--$6,233—in resale.
DESIGN TIPS FOR CONSUMERS
One color for the house, one for the trim, and one for the shutters and other accents makes for a lot more personality.--Enz
Select colors with all four seasons in mind.--Enz
For maintenance, hand wash your siding with a mild solution and allow adequate drying time.--Duncan
PROJECT DESCRIPTION Repaint post-1980 two-story wood-sided home. Pressure-wash exterior siding and trim surfaces with hydrosodium chloride to remove mildew and algae. Scrape all peeling paint and feather-sand with electric sanders. Re-caulk all open joints. Spackle open splits in wood surfaces and sand. Re-glaze window mullions. Apply one coat wood primer to the siding, trim, windows, doors, and shutters. Follow with one coat satin acrylic latex paint.
Region or City
Job Cost
ResaleValue
CostRecouped
East Average
$8,686
$7,327
84%
Albany, N.Y.
$8,122
$2,833
35
Baltimore
$7,591
$5,329
70
Boston
$9,792
$7,667
78
Burlington, Vt.
$7,439
$5,700
77
Garden City, N.Y.
$9,679
$13,436
139
Hartford, Conn.
$8,806
$5,862
67
Lancaster, Pa.
$8,160
$3,829
47
Nashua, N.H.
$7,667
$6,825
89
New Haven, Conn.
$8,844
$6,254
71
Passaic, N.J.
$9,641
$6,625
69
Philadelphia, Pa.
$9,185
$8,400
91
Pittsburgh, Pa.
$8,798
$4,952
56
Providence, R.I.
$8,768
$16,000
182
Westchester, N.Y.
$9,868
$9,417
95
Wilmington, Del.
$7,932
$6,779
85
Region or City
Job Cost
ResaleValue
CostRecouped
South Average
$7,399
$6,009
81%
Atlanta
$7,568
$7,000
92
Birmingham, Ala.
$7,363
$3,549
48
Columbia, S.C.
$6,847
$5,960
87
Dallas-Ft. Worth
$7,515
$6,625
88
Houston
$7,796
$2,640
34
Jacksonville, Fla.
$7,211
$3,800
53
Knoxville, Tenn.
$7,044
$6,030
86
Louisville, Ky.
$7,933
$3,950
50
Miami
$7,637
$8,100
106
New Orleans
$7,173
$7,612
106
Raleigh-Durham, N.C.
$6,908
$5,643
82
Richmond, Va.
$7,136
$4,500
63
Tampa, Fla.
$7,325
$5,833
80
Tulsa, Okla.
$7,287
$5,572
76
Washington, D.C.
$8,236
$13,325
162
Region or City
Job Cost
ResaleValue
CostRecouped
Midwest Average
$8,479
$5,289
62%
Chicago
$9,534
$6,495
68
Cleveland
$9,071
$4,400
49
Columbus, Ohio
$8,342
$3,601
43
Des Moines, Iowa
$7,933
$3,220
41
Detroit
$9,056
$9,760
108
Fargo, N.D.
$7,895
$4,772
60
Grand Rapids, Mich.
$8,282
$4,450
54
Indianapolis
$8,331
$4,333
52
Kansas City, Mo.
$8,350
$6,225
75
Madison, Wis.
$9,033
$4,125
46
Milwaukee
$9,109
$6,078
67
Minneapolis
$9,185
$8,161
89
St. Louis
$8,866
$4,653
52
Sioux Falls, S.D.
$7,022
$3,125
45
Wichita, Kan.
$7,173
$5,940
83
Region or City
Job Cost
ResaleValue
CostRecouped
West Average
$8,782
$6,305
72%
Albuquerque, N.M.
$7,743
$2,474
32
Boise, Idaho
$8,009
$6,260
78
Colorado Springs, Colo.
$7,895
$3,021
38
Denver
$8,069
$5,800
72
Honolulu
$10,400
$8,840
85
Las Vegas
$8,487
$4,624
54
Los Angeles
$9,868
$6,833
69
Phoenix
$8,138
$4,875
60
Portland, Ore.
$8,768
$5,900
67
Sacramento, Calif.
$9,413
$3,083
33
Salt Lake City
$7,553
$3,750
50
San Diego
$9,489
$8,800
93
San Francisco
$10,627
$17,200
162
Seattle
$8,881
$7,380
83
Spokane, Wash.
$8,388
$5,731
68
National Average
$8,336
$6,233
75%
CONTRIBUTORS . . . Resale values for the “2000 Cost vs. Value Report” were estimated by the following real estate sales and appraisal professionals. REALTOR® Magazine is grateful for their assistance.
EAST ALBANY, N.Y. Nina Amadon, Noreast Real Estate; Phyllis Barbera, Realty USA; Walter Kresge, Albright-Kresge BALTIMORE Robert M. Cushner, RMC Appraisal Services; Hank Edwards, Coldwell Banker Grempler; Daisy Jackson, Century 21 H.T. Brown Real Estate; Paul Lee, Paul E. Lee & Associates BOSTONSidney Goldenberg, Coldwell Banker Hunneman; Judy Leonelli, Century 21 Millennium; David Thomas, Citystate LLC Real Estate BURLINGTON, VT. Carol Audette, Bruce Hewett, and Carol Kinkel, Lang Associates; Hugh R. Bemis, Bemis Appraisal Service; Fred Blais, Fred Blais Appraiser GARDEN CITY, N.Y. Dougall Fraser, Dougall C. Fraser Jr. Inc.; Anne Hagen, Village Properties; Sandra Jaenichen, Stutzmann Realty; John Pastula, John Pastula Real Estate; Diane Sammarco, Diane Sammarco Realty HARTFORD, CONN. Cathy Donnelly, Realty Three Carroll Agostini; Ernest B. Gilmour, Ernest B Gilmour Agency; Vince Lapenta, ERA Sargis Breen; Jose Reategui, Rego Realty LANCASTER, PA. Mary Clinton, Appraisal Associates; C. David Ruff, Century 21 Neighborhood Realty; Earl Shirk, Realty 1 NASHUA, N.H. Denise Barry, Top Sell Realty; Richard H. Dube, GRI, Prudential Crain; Angeline Kopka, Kopka Real Estate; Phil Langelier, Century 21 Cardinal; Jocelyn Lavoie, Carlson GMAC Real Estate NEW HAVEN, CONN. Rob Backhaus, William Raveis Real Estate; Roe Curtis, Curtis-Long Associates; Janet Gall, Southbury Associates; John Gomes, Calcagni Real Estate; Michael Johnson, Taj Real Estate; Barbara Schmerzler, US Homefinders PASSAIC, N.J. Beverly Borsi, Hillcrest Realty; David Fanale, Century 21 Eudan Realty; Ilona Shami, Weichert. REALTORS®; Maryann Taormina, Century 21 Gold Key; Carol Viola, Century 21 ACV Real Estate Associates PHILADELPHIA Carol Alton, Prudential Fox & Roach; Jim Colahan, RE/MAX Eastern; Tracy Meyers, Paul W. Meyers; Hal Solar, Homemart Real Estate; Deborah Solo, Solo Real Estate PITTSBURGH Terri Kulzer-Love, Kulzer & Co; Craig Malitz, Bodnar Real Estate; Joe Moore, Nationwide Appraisal; Lou Spartis, Spartan Realty & Appraisal; Kevin Williams, Century 21 St. Clair PROVIDENCE, R.I. Robert Rondeau, Century 21 Rondeau; Michael Saccoccio, Century 21 Alliance; Robert Scaralia, RE/MAX 1st Choice; Michael Young, Coleman, REALTORS®WESTCHESTER, N.Y. Mary Ellen Bickler, Brown-Bickler & Co.; Gene Endres and J.P. Endres, David Endres Realty; Richard Ferrarone, Landmark Appraisal; Angel Messenger, Claire D. Leone Associates; Pat Warnken, Prudential Centennial WILMINGTON, DEL. George Allen, Allen Appraisal; Steven Sachs, Steven Sachs Appraisal Access; Steve White, First State Appraisals; Steven Witsil, Witsil, REALTORS®
SOUTH ATLANTA Virginia Bellew, Harry Norman. REALTORS®; William McDaniel, Black Acre Realty; Jim Ware, Northside Realty BIRMINGHAM, ALA. Tom M. Horton Jr., Horton Appraisals; T.L. Inman, Inman Real Estate-Apprasials; Ari Lee, Avenue of Homes; Peggy Ogilvie, Realty South; Jan Watts, Watts Residential Sales COLUMBIA, S.C. Reid Coope, Century 21 Bob Capes, REALTORS®; Carl Durham, C&S Appraisal; Linda Gentry, Linda Gentry Real Estate; Jill Moylan, Home Advantage Realty; Susie Satterfield, Coldwell Banker Tom Jenkins Realty DALLAS-FORT WORTH Ken Lampton, RE/MAX Associates; Greg Pape, Abio & Associates; John Scarborough, Crosson Dannis Inc. HOUSTON Frank Dyer, Reliance Appraisal; Betty Leffler, Texas Flagship Property; Irby Rozelle, Coldwell Banker Madeline O’Brien, REALTORS®; Ken Verrett, Acorn Appraisal; Charles Wade, J. E. Elliott Co. JACKSONVILLE, FLA. Reginald M. Carter, Carter Appraisals; Jim Manken, Manken Appraisal; Albert Schall, A. Schall,
REALTOR®; Kathy Shirley, Kathy Shirley, REALTOR®; James Torro, Broom, Moody, Johnson & Grainger KNOXVILLE, TENN. Donny Ellis, Ellis Appraisal; Margaret Fraser, Fraser Properties; Dave Santi, RE/MAX Preferred Properties; Robert W. Tipton, Tipton & Associates Realty; Sandra C. Tuck, Donald White & Associates LOUISVILLE, KY. Saul Anhouse, MJA Inc.; Steve Degaris, Edelen & Edelen, REALTORS®; John Marshall, Elite Homes & REALTORS®; Kris Mueller, Mueller Appraisal; Tim Powers and Darrell Weaver, RE/MAX Properties East MIAMI Susan Alters, Alters Appraisal; Carlos Chaux, Unicasa Group 2000 Realty; Stephen Maltagliati, Appraisalworks; Ann Meng, Buy The Beach Realty; Niurka Serpa, Serpak Group NEW ORLEANS John Clancy, John Clancy Appraisal; Michael Malone, Malone Real Estate; Walter Marschner, Jefferson Parish Appraisal; Al Palumbo, Latter & Blum; Mark O. Rodi, RE/MAX Affiliates; Martha Ann Samuel, Martha Ann Samuel Inc. RALEIGH DURHAM, N.C. Freddy Divallerino and Larry Pulley, Howard Perry & Walston; Kay Galvin, York Properties; Gilbert Hensgen, Hodge & Kittrell, REALTORS®; Bob Mulder, Birch Appraisal RICHMOND, VA. Lummie Jones, Napier Old Colony, REALTORS®;Martha Jo Lanier, Appraisal Associates; Jack Paganelli, Coldwell Banker; Chris Quidort, Appraisal Network of Va.; John Saunders, Central Virginia Appraisal Service; Bill Steele, Virginia Realty and Relocation TAMPA, FLA. Robert Gadson, Bob Gadson Realty; Glenna Rubin, Coldwell Banker Residential Real Estate; Mark Silverstein, Pardue, Heid, Church, Smith, & Waller TULSA, OKLA. Barbara Edson, Edsonian, REALTORS®; Peggy German, Greater Metropolitan; Rich Howse, Rich Howse Inc.; Timothy B. Smith, Century 21 Procorps WASHINGTON, D.C. Barbara Abeille, Pardoe ERA Real Estate; Donna Evers, Evers and Co.; Archie Harders, McEnearney Associates; Yolanda M. Mamone, Randall H. Hagner & Co.; Mary Lou Shannon, Long and Foster Real Estate
MIDWEST CHICAGO Cam Benson, Coldwell Banker Residential Brokerage; Mary Callahan Ziebell, Coldwell Banker Sprafka; Bob Johnson, Johnson Appraisal and Consultant; Jack Sartore, Adams & Myers, REALTORS®; Howard Wilcox, The Wilcox Co. CLEVELAND Reginald T. Evans, RTE Appraisal; John Lynch, Lynch & Co.; Kay McNabb, Realty One; Judy Patriski, Patriski & Associates; Robert Ray, Ray Appraisal COLUMBUS, OHIO James M. Dunn, James M. Dunn Appraisals; Thomas Francis, Real Property Analysts; Ned Merkle, Ned Merkle & Co., REALTORS®; Charles Pavey, Charles Pavey Appraiser; Gary Schmitz, Teamnet Realty DES MOINES, IOWA Linda Busick, CAA Appraisal; Calvert Appraisals; Frank Debartolo, Frank Debartolo Appraisal; Ray Dennis, Coldwell Banker Mid-America; Don Godwin, RE/MAX Real Estate DETROIT Cecily Bliesath and Laverne Rusk, Century 21 Town & Country; Doug Mason, Coldwell Banker Preferred, REALTORS®; Creighton Smith, Creighton Realty; Oliver Walker, All World Appraisal FARGO, N.D. Dick Arman, RE/MAX Realty One; Rocky Bertsch, Advantage, REALTORS®; Dan Madsen, Metro,
REALTORS®; Ron Rheault, Town & Country; Dewey Uhlir, Park Co., REALTORS®, Better Homes & Gardens; Mark Vanyo, Coldwell Banker 1st Realty Encore GRAND RAPIDS, MICH. Greg Carlson, Gregory R. Carlson 5-Star Real Estate; Brian Jablonski, Greenridge Realty; John Meyer, John A. Meyer Appraisal; Tina Sprich, Fletcher Realty; Pat Vredevoogd, AJS Realty; John Westman, Westman Realty INDIANAPOLIS Sarah Huff, F.C. Tucker Co.; Dan Moriarty, RE/MAX Preferred, REALTORS®; Greg Spudic, Spudic Real Estate Services; Bryan Truex, Truex Appraisal; William Weesner, Weesner Appraisal; Robert Zachidny, Zachidny Appraisal KANSAS CITY, MO. Edgar Barth, Recreational Properties; Dan Carter, Prudential Carter Associates, Realtors®; Robert Conn, Flood Conn Enterprises; Don Gossman, Gossman & Associates; Cecil Monteil, The Yarco Co. MADISON, WIS. Nancy Benzschawel, Restaino Bunbury & Associates, REALTORS®; John Clark, Clark Appraisal; Jon Grinde, James R. Imhoff Jr., and Dick Malsch, First Weber MILWAUKEE Nancy Carpenter, Ogden & Co.; Scott Kuesel, Century 21 Alliance; Dan Schley, Appraisals By Schley MINNEAPOLIS Pat Hogan, Virtual Realty Associates; Roxanne Skildum, Coldwell Banker Burnet; Steven Smith, Proforce Corp.; Jim Tice, Century 21 Luger SIOUX FALLS, S.D. David Anderson, Century 21 Realty Center; Brenda Clow, Dunham Co.; Jay Hoover and Julie Job, RE/MAX Professionals ST. LOUIS Alice Armstrong, People’s Choice; Janis Freeman, Prudential Alliance,
REALTORS®; Beverly Kraus, Coldwell Banker Ira E. Berry; Jody Miller, Gundaker, REALTORS®, BH&G; Bob Mitchell, ValueList Real Estate Svc. WICHITA, KAN. Joe Debbrecht, RE/MAX Realty Centre; Margaret Dewitt, Realty Executive Center; Tom Elson, J.P. Wiegand & Sons; Don Rider, Rider, REALTORS®; Joe Schloegel, RE/MAX State Line Real Estate
WEST ALBUQUERQUE, N.M. Karen Cuellar, Almy Appraisal; Robert Martinez, Sunstar Associates, REALTORS®; Mary Jo Sarason, Unica Real Estate; Leonard Torres, Vaughan Co., REALTORS®; Ron Voris, Voris & Associates BOISE, IDAHO Jim Dawson, Dawson Residential Appraisal Services; Mike Gamblin, Mike Gamblin Real Estate; Steve Herrick, Homeland Realty; Allen Jones, McLeod Realty; Tom Rhodes, The Village Co. COLORADO SPRINGS, COLO. John Davis, John L. Davis & Associates; Mike Garrett, Affiliated Appraisers; Don Loedding, Broadmoor Agency; Terry Pixley, T.G. Pixley; Frank Howard, Heritage, REALTORS®DENVER Arthur Alarcon, ARA & Associates; Jim Alenius, Coldwell Banker Moore; Mark Bustamante, Cliffdwellers Real Estate; Art Klinowski, Majestic Appraisal; Gary Meredith, Appraisal With A Mountain View HONOLULU Flemming H. Carstensen, Flemming H. Carstensen, REALTORS®; Nathan Dement, The Appraisal Co.; John Kobayashi, VIP Investment; Kathy Lau, K.M. Lau & Associates; Peter Savio, Savio Realty LAS VEGAS, NEV. James Beasley, Spanish Hills Realty; Richard Graham, Richard Graham; Nick Martella, Eldorado Realty; Charles Osgood, RE/MAX Central; Ronald Ruthe, Excel Realty LOS ANGELES Melvin Grimes, Goldminers Realty; John Pentacost, Century 21 Adams & Barnes; Eileen Rodell, Century 21 Select PHOENIX Howard Bickerdyke, ERA Encore; David Jarnagin, Jarnagin Appraisal; Sue Miller, Sue Miller & Associates; Alex Robayo, RE/MAX Integrity PORTLAND, ORE. Yvonne Davis, Equity Group; Glenn Farrell, John L. Scott Real Estate; Peggy Hoag, Prudential Properties; Kay Pavey, Kay Pavey Property; Risa Wonsyld, Windermere Glenn Taylor Real Estate SACRAMENTO, CALIF. Ken Hunsinger, Hunsinger Realty; Walt Santwer, Benefit Real Estate; Steve Walker, Walker Realty SALT LAKE CITY Ray Bennett, Rushmore Real Estate; Vicki Fulkerson, Hidden Valley Real Estate; Scott Pexton, Chapman Richards; Sharon Young, Lakeshore Appraisals SAN DIEGO Sharon Bythewood, Bythewood Group; Daniel Dallenbach, Valley View Properties; Richard Kenyon, Kuleana Inc.; Roger Memering, Sold Realty; Jinny Ollis, Coldwell Banker Real Estate SAN FRANCISCO John Asdourian, McGuire Real Estate; Kent Brownlow, Brownlow Properties; Billy D. Graham, Graham & Co.; Raymond Kaliski, Lofts Unlimited; Bruce McKleroy, Ritchie Hallanan Real Estate SEATTLE Heather Brynn and Tom Denend, Windermere Real Estate-Vashon Island; George Johnson, George W. Johnson Realty; Neil MacDonald, Windermere Real Estate-Wall St.; Jim Pettigrew, RE/MAX Northwest, REALTORS®SPOKANE, WASH. Arend Dawson, A.A.A. Real Estate Appraisal Service; Bob Fluaitt, Prudential Crane Realty; Bob Knudsen, Spokane Realty; Dan Simpson, Simpson Realty; Bill Slater, Century 21 Advanta