I've been in the stucco / masonry business for 35 plus years starting off in Tampa where I was born and I was introduced to the EIFS stucco "foam back" soft system 25 years ago here in the metro Atlanta area. The system is a great energy efficent cladding however it does need to be properly sealed around any penetrations in the system and the most important part of keeping moisture out is roof flashings or kick-out diverters. The problem is not only with stucco homes it's with any home that's not properly flashed, caulked or painted. EIFS stucco was the one that came into the large metro areas and really hurt the pockets of other exterior claddings product sales and also in turn stucco receive even more bad publicity because of dollars pushed into bad advertisement against stucco to seek to help revive the market of other exterior claddings. Stucco homes that have been properly maintain have no problems and the ones that are not properly maintained will have problems like any exterior cladding or any type of situation. If you don't change oil in a car it's going to breakdown, if you don't take care of your health your going to breakdown. Just keep anything you own in good shape and you won't have to worry.

Andy,

You are free to choose and make your own decision.

I guess I would side with your Realtor. I usually reccomend avoiding these homes. As you can tell by the comments below sooner or later there will be some kind of issue or added expense to owning a stucco home. Why take the risk?

Andy -

I'll pile on the previous answers. Even the EFIS synthetic stucco is a decent product; the problem was in the application. If moisture isn't allowed to escape via proper application, then it builds up, causes rot from the inside out and forces its way out any openings. Typically those openings are around doors and windows which is why stucco homes often have rot at the bottom of door and window frames. All that said:

1. Make certain you know if it's hard coat or synthetic. If you lean toward a stucco home have it inspected by a firm specializing in that field. They will probe the home in multiple areas to test for moisture retention. This is well beyond the scope of a home inspection. If work needs to be done, have it done BEFORE you close because tearing into a stucco home can open up a whole can of worms.

2. Get a stucco bond on the home.

3. Some relo firms will all but mandate that their transferees not buy stucco homes. Typically if they do they lose some/all benefits when they transfer out.

4. In my experience both appraising and selling, stucco homes will have an extended marketing time and the stucco will have an impact on value. There's no set rule as other factors naturally play into the equation.

5. If you see synthetic stucco, you often see "blue pipe (polybutylene pipe) and LP/GP siding. These three products "ran together" for several years and all are considered defective items that you need to know about. Nothing that is a deal killer, but each requires increased attentiion at best and at worst, replacement.

6. I've had a few buyers grab stucco clad homes at a nice discount, live in them for a bit, then strip the stucco and replace it with either brick, cement siding or wood. If you buy it right you can make it work.

7. Get an insurance estimate before you buy. I've seen insurance companies (especially now) jack rates for stucco homes.

Josh is correct in noting that you can often nab a larger home or get one below market, but as he said the "hunter becomes the hunted" when it's time to sell. Your agent is correct when she says that your market will be dimishished when it's time to sell. And Lee, well Lee is always right!

Hope this helps -

Hank

Andy,

It's true, relocation companies will not typically take/help with Stucco homes. Just the word sends shivers down their spine.

However, for your agent to tell you not to look at them, she should better have a good reason other than what you posted here.

Stucco homes comes down to personal preference. If you were looking in Alpharetta under $500K, then you'd be missing out on some of the best deals and homes that are stucco. In some cases you can get into a neighborhood or get a larger floor plan simply because of the "stigma."

It's true resale value is down, but the actual "value" is usually big for a stucco home. Be sure to pass the discount on to the next buyer, but enjoy the benefits, especially in this market.

As a side note, if you ARE using a relocation company to help you AND you think you will move again in under 2 years, then yes, maybe you should avoid them.

Honestly stucco houses are not that bad as long as you have a moisture bond warranty on them at purchase. The trick to maintaining one is to go around every two years and recaulk anywhere like around windows that moisture can get in. I have owned one for 12 years and have never had a second of trouble.

If you must purchase a synthetic stucco residence, then make sure that you obtain the certifcations necessary to have a Moisture Free warranty in place at the time of purchase, that you mainatin the warranty standards throughout the life of your ownership and that you have the warranty fully transferrable at the time of your resale. For more information go to this website - http://moisturefreewarranty.com/ .

I've been to Florence, Italy and all of that 2000 year old stucco still looks pretty good. It ain't synthetic.

Thank your Realtor for their insight into a real world resale problem, but you can mitigate your risk and add value if you know what you are doing with the right repairs and the right maintenance under warranty.

I would say, that is completely your decision. As long as you are educated about the pros and cons of stucco I dont understand why you wouldnt be looking at them if you dont personally have a problem with them. You can always have a stucco inspection and other things done before closing to make sure there is no water damage or other issues. As a realtor you can never say what your client can and cannot look at. We are here to inform you and you are the one that makes the decision. Hope this helps. Stephanie Still