Cashing in on curb appeal - Tips for improvements that hold their value

Photo: Brian Anthony Photography

Whether you are listing your home for sale today, or thinking you just might, it's good to know which updates pay back best. We've all heard kitchens and bathrooms are the way to a buyer's heart, but while these rooms are very important, you can never recoup the total cost of a complete overhaul and today's trendy kitchen may not be what buyers want tomorrow. If you want to invest in more timeless, and more profitable, ways to boost your home's value in the short term, here are a few tips to get you thinking outside your box!

Curb appeal not only gets a home noticed, you are more likely to see a full return on what you invest and then some -- even when you hire professionals to do the job. And many improvements are beginner level DIY projects that can add real worth to a property in a weekend! The stats prove the outdoor wow factor is a game changer for houses in every price range. So what's a curb appeal makeover worth?

For starters, it comes as no surprise that designing a knockout entry is a top dollar win. But, BIG surprise, Zillow research says houses with a fresh coat of black exterior paint on the front door can sell for up to $6,000 more than similar homes. That's steep ROI for the cost of a can of paint! Top real estate agents nationwide say well landscaped homes will price at 1% to 10% more than comparable homes without the same. This means mowing, pruning, weeding, planting new flowers or shrubs, and adding mulch for a finished look. HomeLight insights say upgrades like fresh mulch can increase ROI as much as 126%, and a lawn care service can add 352% more value. (Money doesn't grow on trees, but it can evidently multiply in mulch.) And finally, more considerable additions, such as a carport, deck, hardscape or fireplace deliver a better return on investment than many indoor improvements.

These specific outdoor style tips can market your property to the right potential buyer:

Does your home style and price appeal to a millennial-with-a-dog-and-a-starter-home-budget?

• Focus on the front porch feels. Show off a well-trimmed, watered and weed-free lawn. Use flower beds, natural areas, border plants and shrubs to define a welcome walkway and porch planters full of color to draw you right up to the front door (which should probably be painted black.)

• Splurge on a spiffy mailbox, new style house numbers and a tidy new welcome mat.

• Starter homes may have smaller lots which may mean...closer neighbors. Try these fun fixes for creating privacy for cozy conversations or ambience for a chill "dine-out" experience: level an area to add a small patio with rock, concrete or pavers and create a screen of hanging plants, add fencing, trellises, a row of breezy foliage in tall planters, or instant screens like these.

• Trendy, comfy outdoor seating can infuse a lot of flair to a backyard setting, as well as candles, lanterns or solar lamps.

• Top it off with an umbrella, pergola or a canopy of lights-- these make it a snap to hang string lights anywhere!

• Suggest leisure with a spot for grilling, an herb garden or a raised vegetable bed.

• Add handy storage space for yard tools or get the shed in tip-top shape.

• Clear a friendly arena for a game of corn hole or spikeball.

• And DO NOT FORGET the firepit! Zillow analysis also found that listings mentioning this feature can sell for 2.8% more than similar homes. (Find something unique here, or create your own in 4 easy steps.)

Is your neighborhood more likely to attract 2-car-garage--4BR-and-bonus-room types?

• These buyers are more likely to own lawn equipment and enjoy the weekend entertainment value of their own backyard. You'll want to investigate low maintenance deck options, perhaps with more creative layouts, neighborhood BBQ worthy seating and top-notch grill amenities. (Local pick for patio party decor and master grillers? Fleet Plummer)

• More permanent structures like pergolas or porticos make all-season use of covered space an option and allow for media screens, heaters and ceiling fans. Forbes.com says you can expect to recoup 67% of the cost of these type improvements where a contractor does the work. They also report, "Work you do yourself on simple outdoor type structures, you will easily recoup 100%.”

• Big screens, security and smart features command attention. (Feel not so smart when it comes to these options? Let the local, friendly experts at ACE-HTI install and service the most current, high quality audio/video and security solutions for your home, inside and out.)

• Keep it neat and super simple, but don't forget the kids-- from a tire swing to a double hammock to a custom treehouse, the younger set have been known to be quite persuasive in the home buying process.

• Biggest transformation IMO? Take lighting to the next level and go from family-friendly playground by day to an entertaining oasis by night that buyers will flip over!

Photo: Southern Lights of NC- Award Winning Landscape Lighting in Greensboro

In the luxury home market, the walls have really come down and living space is no longer limited by traditional square footage. These homes will recoup substantially on investment in outdoor "rooms."

• Bigger, better decks, interesting hardscapes, elaborate patios, cozy outdoor dens with fireplaces give buyers what they could only before have enjoyed in a vacation home.

• Upscale amenities like gas firepits, bars, putting greens, and garage organization matter.

• According to Forbes.com, these bigger improvements, even the simplest outdoor kitchens, are reported to "seal the deal for a home buyer" and can result in 71% recovered value, higher ROI than conventional kitchens and baths.

• Obviously, it's important that all additions are constructed well and according to code. Less is more, so choose your additions well for greatest impact and be sure to keep it cohesive with your home's current exterior style.

*If you are listing your home NOW -

Spring and summer create unique settings for you to stage those moments that sell the outdoor experience a home can offer! Ask Room Revisions about "Open House Options" to stir up something memorable to market your property on that all important afternoon!

Don't "overlook" that the best thing about being outdoors is enjoying the view!