The Best Kitchen Updates for Resale

Whether it's time for a change in scene or it's time to sell the house, the kitchen has the highest value of any room in your home. Traditional real estate wisdom says the kitchen sells the house. A few updates can raise the home value and make the space more appealing to prospective buyers. To inspire kitchen remodel ideas, we took a look at the best kitchen updates for resale. 

Does a Kitchen Remodel Increase Home Value?

One of the goals when selling a house is to get back the money invested in home improvement projects, with interest left over. Keep that in mind as you determine the scope of a kitchen upgrade. 

There are 3 important factors when considering making home renovations:

• The budget available for remodels and updates. 
• The existing home value. 
• The neighborhood market. 

It’s nice to live in the most expensive home on the block, but not as easy to sell it; don’t price your home out of the neighborhood’s resale value. Plan to spend no more than the difference between the neighborhood market and your existing home value on remodels. Avoid committing to extravagant renovations if the market won't meet the selling price of the home after a sizeable remodel.

If the existing home value is already close to the neighborhood’s average home price, a minor kitchen update will give your home an edge by boosting the visual appeal. Each and every remodeled feature may not add a lot to the resale value, but if it’s in the kitchen, it will be a popular selling point.

The 4 Best Kitchen Updates

There are four types of kitchen upgrades and remodels that will have the biggest impact on your home's resale value. Focus your project planning on these four areas of the kitchen for the best results from your remodel.

Appliances

New appliances promise years of trouble-free use, as well as energy savings, to make them enticing to potential home buyers. The newer technology can be easier to use than older models, and they sparkle and shine from a fresh finish and unscratched paint job. 

When updating the kitchen, start with these appliances:

• Dishwasher - If the kitchen doesn't have a dishwasher, or the one that it has is older, install a new one before you sell. Dishwashers are a modern luxury that have become a standard expectation for many home buyers, and the demand for turn-key ready homes makes the addition of a dishwasher a high-value upgrade. To read more on choosing the best dishwasher, check out this buying guide.
• Refrigerator - A home with a new refrigerator is saving the new owner the hassle of replacing it themselves. A smart refrigerator can be pricey, but the cost can be returned in the added home value. They look good, promise efficient performance, and some even have features designed to make daily tasks easier. For tips on choosing the best refrigerator, here’s a more in depth guide.
• Range - An oven and cooktop are essential to any modern kitchen. Look for an all-in-one range, or double wall ovens paired with an island range, whichever will best fit the space. Multiple ovens are a useful feature if the kitchen has the space for it.
• Stovetop Hood - Don't forget the range hood to boost the look of the room, as well as keep the air and surfaces cleaner around the stovetop. For smaller kitchens, use under-cabinet range hoods and filters. To explore more about range hoods, see the buying guide.

There are smaller kitchen appliances that can provide enough convenience and luxury to tip the home value in the seller’s favor. Consider adding a built-in beverage cooler to the kitchen. They can be used as additional refrigeration space or dedicated wine coolers and can appeal to a wide range of homebuyers. Similarly, a built-in coffee brewer is a modern touch that will catch attention and add to the kitchen’s appeal.

Cabinets

When you walk into a kitchen, one of the first features you'll notice is the cabinetry and countertops. If the countertop shows age or wear, replace it if the budget allows. Stone-variation countertops such as granite, marble, or quartz can be expensive but are certain to add to the home's value.

Changing up the kitchen cabinets is a good way to visually open up a room. Even small touches can create drastic differences, such as adding a pop up color with wallpaper backing, and new shelf liners for the shelves or in the cabinet drawers.

Some effective ways to spruce up the cabinets: 

• Refreshing the paint - Changing the paint color can allow detailed accent colors. 
• Restaining the wood - Sometimes the cabinetry may need a color revival with a new coat of stain.
• Replacing the doors - There are many different door styles to choose from, from glass panels to different decorative door paneling.

Another is to change the cabinet hardware. Swapping out the hardware could include switching the metal hinges, pulls, and knobs. A kitchen pantry cabinet could be updated to include rolling track sliding door hardware to install the cupboards barn door-style. 

Lighting

The next type of kitchen upgrade to plan for is the lighting in the room. A good kitchen provides detailed task lighting for perfect food prep, as well as general lighting for socializing and cleanup. To learn more about the layers of light that create the ideal lighting solutions for any room, check out our lighting plan tips.

 There are plenty of creative lighting options to create an appealing kitchen to boost the resale value. Use lighting fixture updates to create a welcoming, functional space that conveys style.

Pendant Lights -  These lamps add style and instantly draw the eye. Pendants can be unique statement pieces or subtle and functional. Pendant lighting works well over kitchen islands or bar areas to provide a visual break to the otherwise empty space of an open kitchen ceiling.

Plan on enlisting the help of an electrician to ensure the light boxes are installed correctly and can support the lamps for more ornate pendant shades. For additional ideas on how to use pendant lights, check out our guide.

Recessed Lighting -  Recessed lights, or can lights, are bright lights with the bulk of the lamp base hidden in the ceiling. The beam can be directed to one area or serve as general, all purpose lighting. Because recessed lighting is built into the ceiling and is often installed with more than one lamp on the connecting wire, it requires professional installation to ensure all electrical wiring and switches are properly connected.

Semi-Flush and Flush Ceiling Lighting - Semi-flush and flush ceiling lighting allow for quick style updates without a lot of installation labor. The standard installation of ceiling lighting may even allow you to install it yourself.

Ceiling lights have the look of a chandelier without taking up very much space. Whether rounded and sloped into the ceiling, or ornately framed with contrasting finishes, semi- or flush ceiling lighting works well with any kitchen design. For more ceiling lighting ideas, read the ceiling lights buying guide.

 Under-cabinet Lighting - The right under-cabinet lighting offers a gentle glow for accent, showcasing the dimensions of the kitchen, day or night. The light is aimed down on the countertop and won't cause glare. 

Pair it with puck lights and layer in direct task lighting to help safely prep food. Best of all, under-cabinet lighting solutions are inexpensive and easy to install, for an instant boost to the look of the kitchen. Read more at the under-cabinet lighting buying guide.

Plumbing

The remaining area to pay attention to on a remodel is the kitchen plumbing. It is important that the pipes are all in excellent working condition — clean away all water spots and rust, make sure there are absolutely no leaks, no funny sounds in the pipes, and that the hot and cold lines are quick to respond. Refreshing the plumbing fixtures is icing on the kitchen cake when everything else is in good condition.

Sink - The kitchen sink is a popular place for socializing, and is a prominent feature in the room. It can also be a stylish design element. There are a variety of sink types to choose from which can change the look and feel of the entire kitchen, so an updated sink can make the room look like new. For ideas on updating the sink, read about the different types of sinks.

Faucets - A good kitchen faucet can switch between a gentle water stream to an aerated, consistent blast to peel away food debris from pots and pans. They work smoothly and efficiently while also saving water compared to older models. A new faucet looks nicer, performs better, and will last longer than the existing faucet, which can stand out to a potential buyer. Check out these tips for choosing the right faucet.

Pot filler - A pot filler is an affordable luxury that is sure to catch a buyer's attention. A pot filler has a hinged neck in the middle to allow the faucet to extend out for use, and to tuck flat against the wall. Most pot fillers install into the wall rather than into the countertop and are located near or above the stove. Because they are designed to fill larger containers, a pot filler can allow up to 8 GPM, in contrast to the 2 GPM or lower of sink faucets.

Water Heater - Cleaning dirty dishes and other daily tasks rely on access to hot water, so the kitchen faucet needs access to hot water in order to do the job. Updating the whole house heater and adding point-of-use water heaters in the kitchen or bathroom will add to the long-term value of the home and entice buyers.

Modern tankless water heaters can save energy and water use, as an extra bonus for the buyers. The system you choose will depend on your project budget so look around to find a water heater that will return the best value for the home. Read more about tankless water heaters in our buying guide.

Another quick boost to the kitchen appearance that appeals to a turn-key buyer is a water filter or hot and cold dispenser. The dispenser is a dedicated faucet that serves your choice of hot or cold water, and installs into the countertop alongside the kitchen faucet or bar faucet, depending on where the unit is installed.

Think Like the Buyer

There are a variety of updates that can be made to the kitchen to catch the eye of the right buyer. Some are simple, such as updating the towel hangers or drawer pulls, and others may require a more complete remodel. 

Not all of these suggestions will drastically boost the home value, but many of them will. All of them offer luxurious detail that could make the sale. As you look over your kitchen, consider what you would look for in a new home. Plan to make the changes that reflect that viewpoint, as long as they’re in your budget.