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How Deck Design Affects Home Appraisal: What Real Estate Agents Wish You Knew

How Deck Design Affects Home Appraisal: What Real Estate Agents Wish You Knew

A well-built deck can feel like the crown jewel of your backyard—but when it comes time to sell your home, will buyers see it the same way?

The short answer: it depends.

Decks can absolutely increase your home’s value, but not all decks are created equal. Real estate agents and appraisers look at certain features, materials, and functionality when deciding if your outdoor space is an asset—or just an add-on.

Let’s explore how smart deck design can seriously boost your home’s appraisal—and what to avoid if you want your investment to pay off.

1. Yes, Decks Add Value—If They’re Done Right

A quality deck adds square footage of usable living space. That’s a big plus in the eyes of buyers and appraisers alike. According to Remodeling Magazine’s Cost vs. Value Report, a deck can return around 65–75% of its cost in added home value.

But here’s the catch: only decks that are functional, durable, and well-maintained actually add value. A rickety, outdated, or unsafe deck? That’s a liability.

2. Material Matters

Real estate agents agree—composite decking is the current gold standard. It’s low-maintenance, long-lasting, and looks polished even after years of use.

Wood decks are still popular (and often less expensive up front), but appraisers may knock off value if the boards look worn, splintered, or weathered. The less maintenance a future buyer has to do, the better.

Best value-boosting materials:

  • Composite (especially in neutral, timeless tones)
  • Pressure-treated wood (if well-maintained)
  • Aluminum or steel railings (clean, modern, and durable)

3. Size, Layout, and Flow Matter More Than You Think

Bigger isn’t always better—but functional layout is everything.

A well-designed deck that flows naturally from your home—especially if it’s connected to the kitchen or living space—is more valuable than an oversized, awkwardly-placed structure in the yard.

Key layout tips that appraisers and agents love:

  • Seamless transition from indoor to outdoor space
  • Clear zones for dining, lounging, and/or grilling
  • Stairs and railings that match code and style
  • Easy access to the yard, pool, or garden

4. Extras That Catch a Buyer’s Eye

Want to really stand out on the MLS? Deck features that scream “lifestyle upgrade” can have a big psychological impact on buyers—and appraisers take note of that.

Features that may increase perceived and real value:

  • Built-in seating or planters
  • Under-deck drainage systems for dry storage
  • Pergolas or partial covers for shade
  • Custom lighting systems
  • Privacy screens or decorative railing panels

Even if these don’t all get formal dollar amounts in the appraisal, they help create that wow factor that pushes buyers to act fast.

5. What Hurts Your Deck’s Value?

There are also a few things that can drag your appraisal down:

  • Deck is clearly DIY and not up to code
  • Rotten boards, sagging rails, or rusted hardware
  • Wild color choices that clash with the home
  • Invasive plant growth or poor landscaping around the deck
  • Deck blocks natural light from windows or looks oversized for the yard

An outdated or neglected deck can actually become a red flag for buyers, especially in competitive markets.

6. Pro Tip: Appraisers Love Permits

Want to make sure your deck counts toward appraisal value? Get it permitted. A permitted structure tells the appraiser it’s legit, up to code, and safe—making it easier to include in the overall value of your home.

If your deck was built without permits, be ready to supply detailed construction info, materials used, and photos of the build.

Final Thoughts: Design for You, But Plan for Resale

You should absolutely design your deck to fit your lifestyle. But if you’re even thinking about selling in the next 5–10 years, it pays to take resale into account. Choose neutral tones, modern materials, and versatile layouts—and avoid shortcuts that could cost you later.

Because when done right, a great deck doesn’t just look good—it sells homes.

What Not to Fix When Selling a House: Key Areas to Leave Alone

What Not to Fix When Selling a House: Key Areas to Leave Alone

When preparing to sell a house, it’s natural to want to make it as appealing as possible to potential buyers. However, not all repairs or renovations will necessarily add value to your property. In some cases, investing time and money into certain fixes can be a waste, or even counterproductive. Here’s a guide to what you should avoid fixing when selling your house to ensure you spend your resources wisely.

1. Over-Personalized Decor

Why You Should Avoid It:

  • Personal Taste: Personalized or custom decor may not appeal to the broad range of potential buyers. What you find appealing might not suit their tastes.
  • Cost vs. Value: The cost of updating personalized features to a more neutral style might not yield a significant return on investment.

What to Do Instead:

  • Neutralize: If your home has overly bold or unique decor, focus on neutralizing the space with a fresh coat of paint in neutral colors. This makes it easier for buyers to envision their own style in the home.

2. High-End Upgrades

Why You Should Avoid It:

  • ROI Concerns: Expensive upgrades like luxury appliances or high-end fixtures may not provide a proportional return on investment. Buyers often prefer to use their own budget to make these decisions.
  • Market Expectations: High-end features may not align with the expectations or budgets of the target market for your home.

What to Do Instead:

  • Basic Repairs: Focus on basic repairs and maintenance that are necessary to ensure the home is in good condition, rather than investing in luxury upgrades.

3. Extensive Landscaping Projects

Why You Should Avoid It:

  • Cost vs. Appeal: Extensive landscaping projects can be costly and may not have the same impact as other, more immediate home improvements.
  • Personal Preferences: Landscaping tastes vary greatly, and what you find attractive might not appeal to all buyers.

What to Do Instead:

  • Maintenance: Ensure that the lawn is well-maintained and tidy. Simple landscaping improvements, like trimming bushes and mowing the lawn, are more cost-effective and generally appreciated.

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4. Major Structural Repairs

Why You Should Avoid It:

  • Buyer Concerns: Major structural issues, such as foundation problems or significant roof repairs, might deter buyers, but they may also be aware of these issues through a home inspection.
  • Cost Implications: Major repairs can be very costly and may not always increase the value of the home proportionately.

What to Do Instead:

  • Disclosure: Be transparent about any major issues. It’s better to disclose problems and allow the buyer to address them. This builds trust and helps avoid complications during the sale process.

5. Overly Trendy Renovations

Why You Should Avoid It:

  • Changing Trends: Trends change quickly, and what is popular now might not be in a few years. Overly trendy renovations can date the home as soon as the trend passes.
  • Broad Appeal: Buyers have varied tastes, and highly trendy renovations may not appeal to everyone.

What to Do Instead:

  • Timeless Updates: Stick to timeless updates that have broad appeal, such as fresh paint and basic repairs. These improvements are more likely to enhance the overall attractiveness of the home without risking obsolescence.

6. DIY Projects Gone Wrong

Why You Should Avoid It:

  • Quality Concerns: Poorly executed DIY projects can detract from the home’s value and may even raise red flags for potential buyers regarding the overall quality of the home.
  • Professional Appeal: Buyers often prefer to see work done by professionals to ensure that repairs are up to standard.

What to Do Instead:

  • Professional Repairs: If DIY projects are incomplete or poorly done, consider hiring a professional to correct them before listing the home. This ensures that repairs are done correctly and can increase buyer confidence.

Conclusion

When selling your house, it’s important to focus on repairs and improvements that offer the best return on investment. Avoid spending money on over-personalized decor, high-end upgrades, extensive landscaping, major structural repairs, overly trendy renovations, or DIY fixes that might not meet professional standards. Instead, concentrate on essential repairs and maintenance that will make your home more attractive to potential buyers without breaking the bank.

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