Does The Type of Retaining Wall Change Resale Value?

Dear Dave,

Now that spring is upon us and summer is fast approaching, we are getting some projects lined out for our property. We have an area that needs a retaining wall, 25 feet long and 4 feet high, and we would like some advice on what might be the best route to take. We have access to railroad ties but we aren’t sure if those will have as good of resale value for the property as a rock or stone retaining wall. What are your thoughts on this?

Much Appreciated,

Jim and Ruth - Loma, CO

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Jim and Ruth,

Again, many issues to uncover and consider here.  First, you are thinking resale and I always love it when people think resale!  What you do to your home while you live there will significantly impact the value of your home either positively or negatively.  By focusing on resale, it does not guarantee anything, however it will help ensure your actions have a positive impact on your bottom line when you do decide to sell. 

A retaining wall can be a definite value ad to a property from both the function side and the aesthetic looks of our landscaping. The most important thing, in my mind, is to have it done by a professional, so it looks like it was done by a professional. Case in point, I added a pond to my property five years ago and around ¾ of the pond we had a boulder retaining wall that went from ground level at a 90 degree angle up the side of the pond to the top edge. It looked awful! I had a visitor ask me one time, “Why did you build an elephant watering hole?” Yikes! Needless to say, we did not feel very good about our “pond”.  This spring, we hired a landscape professional, Keith Lowdermilk of Lowdermilk Landscaping, to re-do some of our landscaping. While he was looking over the job, he asked if he could “re-do” our retaining wall around our pond. He thought he could make it look better. We said, “Absolutely!” After all, it was a total eye sore and we don’t even own an elephant! Long story short, he completely rebuilt the retaining wall around our pond and now it is a highlighted feature of our landscaping rather than something we were trying to hide. The cost was ridiculously reasonable, especially considering the end result. He used the same boulders we had and simply re-stacked and reshaped the contour and the finished product is amazing! The moral of the story - don’t be afraid to hire a professional!

“Regardless of the medium used, railroad ties, boulders, or rocks, I think it can be a valuable addition. “

Regardless of the medium used, railroad ties, boulders, or rocks, I think it can be a valuable addition. Try to pick a medium that is in line with the style of your home. If you have a more country or cottage feel, then maybe a rail road tie wall would look best. However, if your home is newer and is stucco and stone then maybe something with boulders would look best. From a pure cost perspective, if you have the inside track on some cost savings on railroad ties, I would suggest you follow that route. As I learned, spend a bit extra and go with the professional to, at a minimum, help you design the wall, but potentially also install your wall. 

Do it right the first time and it will really pay off and look great! Remember, not everything is about resale - you are going to have to look at it for many years and if it is done right you will look at it as a feature and not an eyesore. My bet is you (and your back!) won’t regret it. Hope this helps.

Dave Kimbrough
The Kimbrough Team

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Timeless Style for Kitchen Renovations

Dave,

We’re starting plans to remodel our kitchen (finally!). Right now we’re collecting samples and checking out different styles online. We’ve come across some trending ideas that I just love, but I’m worried if we use them in our remodel, our kitchen will be out of date again in 5 to 10 years. If we spend money now to update, then it becomes outdated again, will we ever see a return on our investment? I know you’ve probably seen a bunch of trends come and go in all your years of real estate. When it comes to current kitchen trends, what are some you think will last and some that we should avoid?

Thanks a ton!

Autumn, Fruita

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Autumn,

Congratulations on your new kitchen remodel! Sounds like it has been a while in the making and I know from experience that when you save for years and the finish line is in sight it is a very exciting time. I am super excited for you, but your concerns about short-lived kitchen trends are valid and you are wise to focus on a more “timeless” remodel.

Nothing gives away a home’s age more than the kitchen…ok, maybe bathrooms would run neck and neck for the time machine give away. As I am writing this, I am listening to my “Best of the 70’s” iTunes playlist and I can’t help but think about those 70’s bathrooms. Nothing screams “boogie nights” like shag carpet and avocado green toilets…oh yeah, mix in a little wallpaper to complete the effect and you have a real winner! Ok, back to your kitchen! It is so hard to know what will stand the test of time and what won't.  When we did our remodel we tried to focus on things that would stand up over the years, but we placed a higher value on what we wanted vs. how long would the style hold. We had decided that we would not be moving anytime soon and that the remodel was for US and not the future owner. If you believe you will be in the house another ten years I would suggest you do the same! Regardless of how hard you try, you can be confident that no matter what cabinets you choose today, in ten years there is a good chance they will be out of style. I am sure the same can be said for the back splash! Keep in mind that even though the updates you do now may be somewhat dated in ten years, they will be ten years closer to current than what it would be if you did not do anything at all!

In my opinion things you should avoid include tile counter tops, any kind of shiny brass hardware, dark wood cabinets (unless it’s a dark island to offset other lighter cabinets), inexpensive speckled granite, open shelving (I know its super cool now, but I am not confident how long everyone will think it’s all that), bold color statements that are difficult to change, avoid dark timber or a heavy “Tuscan” feel or faux painted walls. Dark and heavy are out! These items are either out or well on their way to a well-deserved extinction! I would encourage you to concentrate on the things that remain a bit more timeless and much of creating timelessness comes by focusing on functionality.

“ I would encourage you to concentrate on the things that remain a bit more timeless and much of creating timelessness comes by focusing on functionality.”

Make sure to incorporate a pantry, focus on plenty of counter space and storage. There is no substitute for natural light (maybe add a window or two). Include space for gathering in or near the kitchen so that entertaining is effortless. Make your statements with lighting, knobs, mix matching textures, back splash tile and things that can be changed (relatively inexpensively) over time to help maintain an up-to-date appearance! Maybe go with glass door cabinets instead of open shelving, Quartz counter tops instead of Granite and I think if done correctly white cabinets are still the closest bet to timeless as there is in the cabinet world. As for flooring, I think real wood floors or wood look tile (not travertine or tumbled anything) are the best way to ensure a timeless look.

What an exciting adventure! The most important thing is that you LOVE what you do and enjoy living there after the remodel is done. When the time comes to sell, I bet you find someone that will love it just as much as you do! Best of luck and have fun with it!

Dave Kimbrough
The Kimbrough Team

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Will installing a security system increase the value of my home?

Dear Dave,

I spend a lot of time out of town and am considering getting a home security system installed. I am sure you have come across plenty of homes that have security systems and might have specific brands or companies that you would recommend. Do you think installing a security system will increase the value of my home? Are there any specific features I should consider? I know there are a lot of options out there and many include smart technology. Any help you can provide would be great—I’m just not exactly sure where to begin. 

Thanks,

Brad

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Brad,

Ok, I am by no means a security system expert. Truth be told, I do not see many homes that have security systems installed. Generally, I think most Grand Valley residents find living here safe and have very few concerns about their overall safety. I don’t believe residents worry very much about their home being broken into or things being stolen. I am certain that as the Valley’s population continues to grow, so will the concern relating to crime. From this perspective being proactive is probably a very good idea. Also, if you are away from your home for long stretches of time on a regular basis it would be nice to have a system that is keeping an eye on your home.

I don’t have any specific recommendations for specific brands or companies, however, when I do see them they are typically Superior Alarms or ADT systems. I would have to say that I do not think a security system will provide a valuable boost to your home, however, some buyers may find it a good selling feature. Many buyers who move here from larger metropolitan areas are interested in security systems, as they are the norm in many areas of the country. I would suggest you invest in one that has smart home features that allow you to view and operate remotely from your computer or smartphone. This kind of technology is the wave of the future in everything and if you are going to have it, you need to be able to access it from wherever you are located. I do believe that many systems can also be integrated into other home features such as screens, lights, door locks and more. 

“One great feature available now is the security screen. Since we live in an arid climate, where many homes feature evaporative coolers as the primary means of cooling, security screens can prove to be a very useful feature. ”

One great feature available now is the security screen. Since we live in an arid climate, where many homes feature evaporative coolers as the primary means of cooling, security screens can prove to be a very useful feature. To draft your evaporative cooler you have to leave a window cracked. This inherently leaves your home vulnerable, but with a security screen if anyone tries to remove it or cut it the alarm will sound. That is a nice feature to have, especially if you have an evaporative cooler as your home's means of cooling. I am sure there are a ton of options and one of the companies can custom create a security system that will work perfectly for your home and lifestyle. Keep in mind that peace of mind may be the most important feature a security system can provide! Sometimes that peace of mind is all the “value” increase required. Let me know how it goes and what you learn! 

Dave Kimbrough
The Kimbrough Team

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Should we install central AC in place of our swamp cooler?

Hi Dave,

I have lived in Grand Junction for nine years. A year and a half ago my husband and I bought an older home with a swamp cooler. We love the house but really miss the central AC that we had in our previous home. As summer approaches we are considering installing central AC in our house but are wondering what sort of return on that investment we would see if/when we ever decide to sell this home.

Thanks!

Jenn L, Grand Junction

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Jenn,

Great question!  It is funny, I grew up in Grand Junction and spent most of my childhood living with a swamp cooler and that was all we knew. I don’t believe, or at my advancing age am I able to recall if, anyone had refrigerated air. My how times have changed!

Swamp coolers have many advantages. They are inexpensive to operate, they will drop the ambient temperature approx. 20 degrees, they add moisture to the dry air here, thus not only cooling, but providing needed moisture to the air in our typically dry climate! They sound incredible, right? As Lee Corso of College Gameday says, “not so fast my friend”. A swamp cooler will do all those things I listed and for all but about 30 days of our summer work incredibly well, however they are typically considered vastly inferior to central air conditioning units. We find that the vast majority of buyers from out of town have no idea what a swamp cooler is or has any idea how they really work or how to maintain them. To sum it up, they don’t like and don’t want what they are not familiar or comfortable with.

This is not to say that a home with a swamp cooler is inferior, as my own home has a swamp cooler, but as more and more people move here from areas outside of Grand Junction the swamp cooler is becoming a dinosaur and is almost NEVER preferred by buyers over Central AC. In fact most of the time adding AC to an existing house is considered a significant upgrade and can absolutely be a difference maker, especially to an out of town buyer. We regularly have requests from buyers to look at ONLY homes that have AC. 

“I believe that converting to central AC in your older home will absolutely be seen by future buyers as an upgrade and will prove to not only be a good investment, but will lead to a higher sales price and increase the number of potential buyers who will look at your home.”

I believe that converting to central AC in your older home will absolutely be seen by future buyers as an upgrade and will prove to not only be a good investment, but will lead to a higher sales price and increase the number of potential buyers who will look at your home. Lastly, adding central AC will prove to be a creature comfort that you and your family will enjoy for many years, so adding it would be something I would encourage. We don’t always want to do things or add features to our homes simply for a good investment or to get a good return. Sometimes we should add them to increase our quality of life and overall home enjoyment! In my mind, loving where you live is the most important factor to weigh! Put it in and don’t look back, especially when all your friends who live in swamp cooled homes come over and comment on how nice and cool your home is compared to theirs. That is when it will really feel good! 

Dave Kimbrough
The Kimbrough Team

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Would converting my garage to another living space increase my home's resale value?

Dear Dave,

I own an older home, built in the 1980’s. I’m doing some upgrades this spring and am considering adding on to it. I recently saw a home that was a similar age and when they remodeled they turned the 2 car garage into a living room and opened up the adjoining wall into the house.  Something like this might suit our needs perfectly.  What are your thoughts on this? Is it good for potential resale or would I be better off leaving it as a small garage and not adding living space.

Thanks - I would appreciate the advice.

John - Grand Junction, CO

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John,

This one is a tough one. If you need extra living space, it does not get any more convenient or inexpensive than to convert the garage to a new living room or couple of bedrooms. Keep in mind that the conversion does come at the expense of valuable resale space, the garage. I am one of those who believe the garage is sacred space! Where would one put his duck decoys, bikes (motor of pedal), ATV’s, kayaks, canoes, dog kennels, gun safes, hunting gear, tool boxes, work bench etc.? I am sure you see my point. A garage, especially here in Western Colorado, is valuable space and hard to replace. Oh, and I nearly forgot, you might even have enough room to park your car!

For resale purposes I am of the belief that the conversion will generally cost you money and not increase your value. That being said, if you convert and add 2 bedrooms and go from a 3 bedroom home to a 5 bedroom home, you might find someone who has a large or blended family that has a specific need for the extra bedrooms. In this specific scenario I could see the possibilities of the conversion adding value.  Outside of this specific situation I think the loss of the garage outweighs in cost and function the addition of added living space.

The last thing to consider is to go ahead and make the conversion, but do so in such a way that you will be able to easily convert it back when/if you sell in the future. By doing this you will have a cost effective addition and keep the flexibility to convert it back easily. This is a common practice and is easy to remedy when the time comes to sell.

“As you can see, I am a fan of garages and believe that having a garage is an important and valuable feature.”

As you can see, I am a fan of garages and believe that having a garage is an important and valuable feature. I will close with this, if a conversion will fit the needs of your family perfectly, then go ahead and do it and enjoy living there with the added living space. Converting and then converting back in the future will surely be less expensive than selling and buying. If the rest of the house fits your needs, just convert and do so in a way that leaves you the flexibility to easily convert back if needed. Hope this helps!

Dave Kimbrough
The Kimbrough Team

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