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Old 02-19-2007, 02:21 PM   #1
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What adds more value ...


Hello,

We bought a townhouse a year and half ago. It's about 15 year old. We are wondering which of the following adds more value to our house when we decide to sell.

1. Replace the windows (get HE filled, UV protection, etc).
2. Replace carpet in living and dining room with hardwood and carpet in bedrooms with berber.
3. Replace the kitchen floor (laminent) with tile.

thank you for your advice.

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Old 02-19-2007, 02:27 PM   #2
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What adds more value ...


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Originally Posted by ram4tech View Post
Hello,

We bought a townhouse a year and half ago. It's about 15 year old. We are wondering which of the following adds more value to our house when we decide to sell.

1. Replace the windows (get HE filled, UV protection, etc).
2. Replace carpet in living and dining room with hardwood and carpet in bedrooms with berber.
3. Replace the kitchen floor (laminent) with tile.

thank you for your advice.
In this order:

1.) Windows
2.) Hardwood install in living and dining room.
3.) Tile in kitchen

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Old 02-20-2007, 03:40 PM   #3
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What adds more value ...


Value is only as good as what is perceived by the potential buyer.

Window upgrades may NOT have an effect on value if the old ones are adequate. Unless the buyer is savvy and concerned with such things there may NOT be value in windows. To me, and to Atlantic, upgraded windows are a good thing, unfortunately many would not notice.

given what I said I think the floors would come in first. Tile maybe second if the buyer likes tile. Some may consider tile as a liability because of a perception that its harder to clean or less comfortable or harder.

My personal preference would be same as Atlantics. BUT - I would say your typical buyers would be wood floors, windows, tile.

Bottom line, unless you are selling real soon, do what you want and like.
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Old 02-20-2007, 05:46 PM   #4
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What adds more value ...


Actually:

New windows = Better energy efficiency= money savings over old windows = + home's resale value...

(Not just an aesthetic significance)
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Old 02-20-2007, 06:05 PM   #5
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What adds more value ...


I agree BUT many home buyers, unfortunately, do not look at these things when assessing value and making an offer. Plus 15 year old windows are not likely that bad.

My house, for example, has 2x6 walls and more insulation. The higher end homes built by Toll Brothers near by only have 2x4 walls and less inulation. A toll brothers house, the same size as mine, will sell for more money because of the more cosmetic upgrades not the efficency upgrades. I have 90+ effeciency furnace, theirs 80+. I also have added attic insulation and a wateproofiing membraine on the foundation, most of theirs don't. Theirs do have granite countertops, more hardwood, tile, etc.

Point is - lots of buyers value more what they see, not what they don't.
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Old 02-20-2007, 06:24 PM   #6
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I guess region makes a difference as well. In the New England area, new windows are a big selling point on any home. We have ALOT of nice older homes throughout the region and VERY cold weather. You will allways see "New Windows" on realistate adds....

I will be selling my house this year and it has older windows (1950) but they are in great shape. I know I will take a small hit for that, versus, if I had new E2 windows. But, I don't have the time to replace them....
Too busy replacing other people's windows...
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Old 02-21-2007, 12:25 PM   #7
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What adds more value ...


I asked our realtor a similiar question because I plan on moving out of my house in 3-4 years anways and wanted to know what would give me the best bank for the buck. He said do not even worry about windows-simply put, asthetics are what sells houses, and kitchen improvements, bath improvements, siding, gardening and generally getting your house looking good is what you should be concerned about.

Windows are good if you plan on living there 10 years and can get all your money back you invested in them-but not worth it if you are planning on moving in 5. Now, our realtor said if you were looking at higher priced homes, windows would be a selling point (but still behind other improvements). But if you have a median or average house for the area you live-you may not see your money back in the short term.
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Old 02-21-2007, 02:04 PM   #8
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I agree with both Brik and Atlantic. I guess you need to decide what NEEDS replaced. If the windows are in good shape and you don't have a huge draft coming, then windows might not be the way to go.

But, if the carpet is outdated or needs replaced....start there. It's hard to tell since we can't see the space.

Windows would probably cost the most, followed by tile and carpet (depending on how big the kitchen and area to be carpeted is and how expensive of flooring you choose).

A general rule for getting the best potential profit starts in the kitchen and bath (as long as there is not a sore thumb sticking out somewhere else).

A big decision on what to do may do with whether you will be doing any of these yourself. All that said, and I would go with what looks to worst from all these three choices and replace that. Is the house a high end house....neighborhood, price range on other homes...all factors. (Ask your realtor, they will help suggest a starting point).
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Old 02-21-2007, 02:59 PM   #9
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All that said, and I would go with what looks to worst from all these three choices and replace that. Is the house a high end house....neighborhood, price range on other homes...all factors. (Ask your realtor, they will help suggest a starting point).
After reading some of the other poster's thoughts regarding upgrades, I can see that REGION plays a big part as to what is the best value in terms of upgrades.

Cibula11 brings up a good point to speak to a/your realtor about what is the best return for:

1.) Your own individual region/area
2.) Your immediate neighborhood
3.) The market, that your house and it's value is in and reflects...
4.) What are the home 'trends' and decor that people are looking for (what's hot) in your area...
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Old 02-21-2007, 03:17 PM   #10
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What adds more value ...


I would pick changes to hardwood flooring catch eye sight of most people... I will upgrade to hardwood flooring if I have to do one first...

I used to own a condo which I changed engineering hard wood floor... I sold it $10,000 more than the 3 floors up my unit and 3 months sooner than them (we list about same time) and I used the flooring for 3 years and I only spent $7000 on it... so it is a win deal for me...
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Old 02-21-2007, 10:25 PM   #11
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I actually made a deal with an appraiser last week on a specific appraisal. My remodel had to come with nicer windows, double hung with screens, grids, insulated, E factor ....etc... as well as other items. The appraiser did give me the appraisal I thought I deserved based on me doing some serious upgrades. Windows were just one of the keys. One of the rare instances that the appraiser is wise enough to understand quality, and not just the high and low comps in the neighborhood. I understand the appraisers dilema in any case.

On the other hand I sold a townhome last week for full retail one hour before the open house started for full retail. I replaced everything but windows. Bottom line, the appraisal came in short and I had to sell for $4000 less than agreed on to get the deal done. Maybe you should replace the windows, with screens, double hung...... ..... grids...insulated......get my drift....

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