Outdoor living spaces that add to home value

Key takeaways

• Standard lawn care ($415) and landscape maintenance ($4,800) deliver the highest cost recovery of any outdoor project at 217% and 104% respectively, making low-cost landscaping the most efficient pre-listing investment for sellers, according to National Association of Realtors/National Association of Landscape Professionals data.
• Repairing existing outdoor features like decks and patios can deliver a stronger percentage return than building new ones, because the lower upfront cost produces a similar buyer impression of a well-maintained property.
• In-ground pools ($90,000) and fire features ($9,000) recover only about 56% of their cost, and with 46% of buyers less willing to compromise on a home's condition, sellers should prioritize fixing what they have over adding expensive new features.

Outdoor living spaces that add to home value can be effective investments for sellers preparing to list. Deciding where to spend before a sale can feel overwhelming, especially when every dollar affects the bottom line.

According to the National Association of Realtors, 97% of the group's members believe curb appeal is important in attracting a buyer and 92% have suggested sellers improve their curb appeal before listing a home for sale.

The least expensive project, standard lawn care service, had the highest cost recovery (217%), followed by landscape maintenance (104%), an overall landscape upgrade (100%) and an outdoor kitchen (100%). In comparison, the lowest cost recovery was for an in-ground pool (56%), followed by a fire feature (56%) and landscape lighting (59%).

The table below ranks key outdoor projects by estimated return, based on data from the NAR and the National Association of Landscape Professionals.

Source: NAR/NALP 2023 Remodeling Impact Report: Outdoor Features (2022-2023 survey data)

Costs reflect standard-quality projects on a 2,500-square-foot house with a 14,000-square-foot lot. Cost recovery estimates are based on national survey data; actual returns vary by location, project scope, materials and market conditions.

Landscaping is often one of the safest outdoor investments for sellers, based on the cost-recovery estimates. An overall landscape upgrade, which includes a front walkway of natural flagstone, two stone planters, five flowering shrubs, one deciduous tree and mulch, recovers 100% of its approximately $9,000 cost. Even basic lawn care at $415 returns an estimated 217%.

The largest shares of real estate agents who recommended completing an outdoor project prior to selling a home were for landscaping-related projects, including landscape maintenance (74%), standard lawn care service (53%), and tree care (44%). The yard is typically the first part of the property a buyer sees. Clean beds, fresh mulch and trimmed hedges signal a well-maintained home. Adding or repairing a fence can also strengthen that first impression.

An outdoor kitchen recovers 100% of its estimated $15,000 cost, per the NAR. The standard project includes an inset grill, stainless steel drawers, ice chest, sink and 60 square feet of concrete countertop made from veneered masonry stone. Sellers who already have an outdoor kitchen should make sure it is clean and fully operational for showings. Buyers tend to expect a functional cooking setup, not just a countertop.

A new 18-by-16-foot concrete paver patio recovers approximately 95% of its $10,500 cost. Sellers with an existing patio should ensure it is clean and in good condition for showings, as buyers may judge outdoor spaces largely by appearance.

Fire features recover about 56% of their $9,000 cost. Gas-line fire pits may appeal to more buyers because they avoid concerns about sparks, ash and local burn restrictions. Sellers with an existing fire feature should ensure it is clean and in working order rather than investing in a new installation.

A new wood deck costs an estimated $16,900, per the NAR. The report does not provide a separately confirmed recovery percentage for this project. Sellers with an existing deck should prioritize sealing and staining to present a well-maintained surface, since visible wear on decking can be one of the first things buyers notice in a backyard.

In-ground pools recover about 56% of their $90,000 cost, making them the most expensive outdoor project with one of the lowest returns. Pools also carry additional insurance, maintenance and liability costs that can narrow the buyer pool. Sellers with an existing pool should focus on cleanliness, equipment condition and safety compliance rather than expensive upgrades.

The outdoor living spaces that add to home value most consistently are the ones a seller already has, provided they are in good condition. As the cost-recovery table above shows, the pattern is clear: Repairs can outperform new builds on a percentage basis because the upfront cost is dramatically lower while the perceived value increase is often nearly the same. A freshly sealed deck or a patio with refilled joints reads as "well maintained" to buyers, which is often all they need to see.

Before committing to any new outdoor project, sellers should walk the yard with their listing agent and identify low-cost fixes first. Sealing or staining a deck, replacing worn hardware, power-washing pavers and patching cracked concrete are small expenses that can shift a buyer's impression of the entire property.

Building from scratch may be worth the cost when the home has no functional outdoor living space and comparable listings nearby already include one. The report also found that 35% of homeowners remodel to add features and improve livability, which suggests buyers value homes that already offer usable outdoor space. In that scenario, even a modest patio or a standard landscaping package can help the home compete without requiring a large budget.

Not every outdoor living space adds to home value. In some cases, the investment may exceed what buyers and appraisers are willing to pay.

Outdoor spending can work against a seller when the upgrade pushes the home's price above what comparable sales in the neighborhood support. Appraisers generally set value based on recent comps, not on how much a homeowner spent. Before committing to a large outdoor project, check a home valuation estimate and review what similar homes in the area have sold for.

Interior condition matters just as much. According to the NAR 2025 Remodeling Impact Report, 46% of home buyers are less willing to compromise on the condition of a home. A finished outdoor kitchen will not offset outdated bathrooms or deferred maintenance inside.

Sellers should resolve interior issues first, then invest in outdoor features with whatever budget remains. Factor these costs into your overall home-selling costs, and use a home-selling checklist to prioritize where to spend.

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Many real estate professionals report that outdoor kitchens and pools tend to yield a higher return in warmer climates, where year-round entertaining is realistic.

In regions with shorter outdoor seasons, such as the Northeast or Pacific Northwest, those same investments are less likely to deliver a full return because of limited usability. Sellers in colder markets should prioritize universally appealing projects, such as landscaping and patio repairs, which have broad buyer appeal regardless of geography.

Sellers in HOA communities should also verify what structures, hardscaping and plantings are permitted before spending. A project that violates HOA rules may need to be removed, turning a planned investment into a loss.

Understanding what buyers value in outdoor living spaces helps sellers focus upgrades where they will add the most to home value. Buyers are drawn to outdoor spaces that are functional and easy to maintain. That means clean sightlines, usable seating areas and low-maintenance plantings tend to resonate more than elaborate designs that require regular upkeep.

Home staging with simple furniture and tidy beds can reinforce a move-in-ready feel. Factor outdoor prep into your overall home staging cost budget.

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• How to stage your home to sell fast: A guide for sellers
• How much does home staging cost

As noted in the section above, 46% of homebuyers are less willing to compromise on the condition. A neglected outdoor space may concern buyers more than the absence of a specific feature.

Before adding anything new, sellers should replace burned-out bulbs, pressure wash hardscape surfaces, and address visible wear on decks, fences, and furniture. A clean, well-lit outdoor space signals that the home has been cared for, which matters more to most buyers than any single upgrade.