12 Outdoor Upgrades To Avoid If You Want To Boost Your Home's Value

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When it comes to selling your home, it's what's on the outside that counts. And while it can be tempting to boost your home's curb appeal by indulging in a bundle of upgrades, this is a situation where you don't always get what you pay for. In theory, shelling out for pricey exterior renovations — outdoor entertaining spaces, cozy firepits, elegant stonework — should translate to a higher home value and more cash from a potential sale. But real estate experts say the numbers don't always stack up.

For example, a tennis court might not serve up the return on investment you were hoping for. And, though gorgeous, that elaborate landscaping could have some buyers focused on all the required maintenance. So if you really want that flowering garden or calm-inducing fountain, by all means, let it flow. But if you're only doing so to make a big splash on the housing market, you may want to rethink diving in. We asked three real estate agents to build their case against these particular outdoor home upgrades.

While those with small children might really dig the addition of a sandbox or similar feature, others might view it as a bit of a money pit. "Bringing in new sand can look great at first, but it rarely lasts," Washington-based real estate expert Chris Murphy acknowledges in an exclusive interview with House Digest. And since you need to replace the sand every year or two, adds the founder of Waterfront Homes LLC, "Some buyers might see it as signing up for a recurring expense."

Toss in concerns over obtaining the proper permits or even future erosion, he says, and you could see a few buyers slip through your fingers. Notes Murphy, "You'll find that any features that require regular attention can make buyers slow down before committing." But if you do find yourself drawing a line in the sand, you'll want to take the proper steps to keep your backyard sandbox clean all winter. Carefully sift through to pull out any toys or organic material that could rot during the colder months. And be sure to weather-seal the box itself and cover it to avoid attracting insects and small animals.

As an expert in waterfront homes as well as vacation houses and short-term rentals, Chris Murphy understands you don't necessarily need to rock the boat when you have beachside properties. "A simple dock with safe access is usually all that buyers really want," he notes of waterfront necessities. "When a homeowner adds a larger pier with extra lifts or platforms, it limits the number of people who will see it as an advantage." Unless the potential buyer has a fleet of watercrafts that can utilize multiple hoists and piers, they "may look at it as more upkeep than it's worth," Murphy adds. "And in vacation rental markets, most guests just want easy access to the water."

The good news is just owning that waterside space is enough to make a splash on the market. Those wondering how much a water view can increase your home value can check out a 2022 study from home warranty company American Home Shield that found waterfront space can increase property values by an average of 78%. And that stat applies not only to oceanside spaces, but also to homes built next to a river or lake. Six of the top 10 states with the highest average price for waterfront homes, per the study, were actually landlocked.

Those who invest in elaborate stonework may find themselves stuck between a rock and a hard place. "Stone terraces, retaining walls, and decorative rock features can be really attractive to some," Chris Murphy acknowledges, "but these features come with long-term maintenance as well as potential concerns about erosion and other environmental issues." With the requisite cleaning, repairs, and winterizing concerns, Murphy says, "Many waterfront buyers prefer natural vegetation or low-maintenance landscaping over something that feels engineered."

But while that brand of outdoor landscaping feature isn't worth the investment, there are plenty of projects that making sense shelling out money for. Stick with plants that don't require extensive pruning, ideally those that are native to the area and won't need a ton of work. Garden beds can also help your home values bloom without the need to spend weekends weeding, edging, and trimming.

If your home already has access to a lake, ocean, or another body of water, there's no need to double dip. "A pool or hot tub near the shoreline may seem like the ideal luxury feature, but it doesn't always pay off," Chris Murphy insists. "Some buyers may feel it is redundant since they already have direct access to a lake or bay." And others might see that supposed perk as an item on the con list, with Murphy noting they "may worry about safety or the added upkeep that comes with building close to the water."

And that's just one factor to consider before buying a house on a lake. You'll also want to dive into figuring out what type of insurance you might need. Additional structures like docks and storage sheds might require extra insurance — same with boats and other watercrafts. You might also need separate flood insurance. And if there's a homeowner's association, you'll want to familiarize yourself with any rules or restrictions.

Why don't you slide? Well, while "big custom-built playsets with swings, slides, or climbing walls can be perfect for a growing family," San Diego Realtor Taylor Szostak details in an exclusive interview with House Digest, "they definitely won't appeal to everyone." On that list is basically anyone who doesn't know small children who would be thrilled to take play areas like this for a swing. Notes the founder of San Diego Military Real Estate, a business dedicated to serving military families, "Some buyers may view them as high-maintenance and unnecessary, especially if they don't have children."

So, if you're looking to add something fun for kids, says Szostak, "A simple play area that can be easily deconstructed is a far more practical choice." Perhaps consider something like this TikTok-viral DIY swing set that's perfect for all ages. Egg chairs can be repurposed into oversized swings when hung from a pergola. And you definitely don't need to be under the age of 10 to appreciate the calming back-and-forth sway.

When creating your dream home, it makes sense to lean into decorative elements that you truly love. After all, it's your place, and you make the rules. However, if you're making over your backyard with resale value in mind, you might want to consider pieces with a broad appeal. "Niche murals or heavily themed yard designs may reflect the current homeowner's personality," Taylor Szostak explains, "but it's unlikely that they will resonate with the majority of potential buyers." Even if they appreciate your unique style, she adds, "highly personalized décor can feel limiting and can cost more to undo."

That being said, if you've always dreamed of having a graffiti-style mural in your outdoor entertaining space, by all means, have at it. Just keep in mind you could be purchasing a few cans of white paint before listing your home on the market. "Neutral, clean outdoor spaces allow interested parties to imagine their own style," Szostak says. A few ways to make your patio the ultimate outdoor entertaining destination is to opt for seating that's both comfortable and durable enough to withstand the elements, provide shade to block out any intense UV rays, and install the sort of lighting that turns any hour into magic hour.

Most buyers would see an outdoor fire pit as a pretty hot home feature. However, stresses Taylor Szostak, "a large, custom-built space may turn some buyers off." Among the reasons a sizable area might come under fire are "concerns about smoke, ash, or general maintenance from weather exposure," she adds, which "can outweigh the visual appeal."

But that doesn't mean you can't add a bit of fuel to the fire. Because s'mores are delicious and cozy evenings huddled near a flame are, well, fire, you can still light up the coals. She advises opting for something on the simpler side. Says Szostak, "A smaller, portable feature offers more flexibility and broader appeal." Consider warming up your patio during the winter months with a highly rated Amazon find. Sturdy, warm, and affordable, the BALI OUTDOORS Fire Pit has been rated nearly 8,000 times and earned 4.5 out of five stars from customers.

For some home buyers, over-the-top stonework is a hard no. "Although covering a large portion of your yard with granite or expensive stone can look luxurious," Taylor Szostak notes, "it will undoubtedly require maintenance at some point." For that reason, she would advise against extensive patios and walkways. "When outdoor hardscaping feels too permanent or intimidating," she says, "it can limit buyer interest."

A good path toward commanding top dollar is sticking with something on the simpler side. Says Szostak, "Buyers tend to prefer low-maintenance surfaces like simple concrete pavers or composite decking." To pick the best flooring for your patio or porch, consider something durable. Bricks, a cement pad, and concrete pavers are strong enough to withstand weather and other debris. Composite decking, vinyl flooring, and engineered wood, meanwhile, offer an attractive look without the need for a ton of maintenance.

With the proper level of lawn maintenance, buyers truly will feel your grass is always greener. "Well-thought-out landscaping usually contributes to home value," New Jersey-based Realtor Ben Kruse explains in an exclusive interview with House Digest, "but any particularly unique designs or gardens that require expertise could have the opposite effect." While your meticulously well-manicured lawn and garden beds blooming with all manner of annuals might make your heart happy, "you're bound to get some buyers who appreciate a different choice," says Kruse, founder of the Choose Kruse brand in South Jersey, "while others might just see a future of expenses."

Buyers understand home ownership comes with some weekend work. But Kruse notes, "When maintenance looks demanding, buyers may factor that into their offer or feel less enthusiastic about the property overall." Among the best landscaping projects that will boost home value, though, are mature trees, walkways or deck lighting, fresh mulch, and a few front-yard plantings. When it comes to the overall vibe of the greenery, less can truly be more. Give your space an easy refresh with a few shrubs and some pretty blooms.

It may be tempting to splash out for an over-the-top water feature like a huge fountain or an elaborate flowing zen garden. But while Ben Kruse agrees "a small fountain or pond can be quite an attractive addition," he shares that "large or complex water features can give buyers pause. They may worry about maintenance, repairs, insects, or safety if they have young children." Admittedly, he continues, "these concerns won't affect every buyer, but they can narrow the pool of interested people and may not translate into a higher sale price."

And there are a number of more low-maintenance ways to landscape a front yard for added curb appeal. A flowering tree, a fresh layer of woodchips or gravel, window boxes, or a decorative planter or two are all easy and attractive updates you can give to the front facade of your home. And if you're set on the tranquil splish splash of a water feature, consider a self-contained option like Teamson Home's Outdoor Zen Garden.

Huddle up, because when it comes to game-planning the best way to sell your home, Ben Kruse has some crucial Xs and Os. Namely that putting in a full-sized basketball or tennis court is only a winning play if you're hoping to attract fellow athletes. "While a court or other built-in sports equipment may appeal to a specific type of buyer," Kruse notes, "most people are likely to prefer open yard space or a simple, well-kept lawn that they can add to." Though an avid pickleball player might appreciate a court, Kruse says, "if a feature is tied too closely to one lifestyle, it can feel like something the next owner will need to modify, which limits its perceived value."

But if you do want to serve up a bit more fitness into your life, there are a few things to consider before adding a pickleball court to your house. Most importantly, you'll want to ensure you have the space to accommodate the field of play, and if you're able to put up fencing to contain any stray serves. And depending on the climate in your area — and if you are close enough to your neighbors for noise to be a concern — you'll want to think about whether an outdoor court (clocking in at $20,000 to $50,000) is a sensible choice.

Generally speaking, having an outdoor entertaining space is seen as a plus. You just want to make sure that you've got the right recipe. "Outdoor kitchens can add value in some areas," Ben Kruse explains, "but very large or heavily customized ones do not always offer a strong return." A home that lets potential buyers host a backyard barbecue or have frequent dinners al fresco is certainly an attractive proposition. However, "if the design is tailored to the current owner's routines or includes equipment that requires regular upkeep, buyers may see it as more than they need," Kruse stresses. "The result is that the price does not always rise in proportion to the investment."

To create the perfect backyard dinner party spot, you'll want to make sure you have all the right ingredients. Among the essential outdoor kitchen appliances you'll want to create the ultimate entertainment space are nice-to-have pieces like a warming drawer, an outdoor smoker, an ice maker, or even a dishwasher. An outdoor refrigerator that is designed to withstand the more extreme temperatures is also crucial as is, of course, a grill. Whether you opt for a charcoal, gas, or pellet grill, you'll want to do the research into any safety concerns and how best to clean them.