Your investment to replace the T1-11 with stucco will probably not pay off in the long run. It may facilitate a quicker sale depending on the condition of the T1-11, but you can't count on recouping the expense. My advise to you is the same as that I make to my clients: make improvements for yourself, not future buyers. Those buyers might want a completely different facade than stucco.

Also: if you make the change to stucco, make sure it is actual stucco - not EIFS or similar.

Hi speelie,
Many people (men) make the buying decision based on curb appeal and being able to feel good and also show the world what they have spent their money on. This said it does matter and you should consider it.
All the best
James Joseph
The R/E Maven

I agree with edmund, but be careful when you have a realtor come out. Not all are up to speed and may make bad recommendations. You will not likely inflate you sale price enough to recoup what you spent, but in this market, it is a beauty contest in a price war and the better your home looks, the larger your "market" will be and selling a home is all about having the biggest potential market possible. T111 siding screams maintenance even though you only have to paint it once every ten years people notice that it will have to be done and more people like low maintenance than percieved high maintenance.

GREAT QUESTION: Bravo a seller who wants to spiff up a home ! Edmund is right contact a local realtor determine what they think ride around look at other homes on market compare your home to competition! When I sale my homes I try to "spiff up" where I can personally take those items with me to next property I will own. Have your realtor post home for sale here on Trulia.
http://www.homes-for-sale-dallas.com http://www.lynn911.com

In this market, the rules of traditional ROI do not apply. It may help bring more buyers to your home due to nicer photographs and curb appeal, but there is no guarantee it will inflate the value of your home. My suggestion is to have a Realtor evaluate property and provide you a market analysis to determine what, if any, areas of the home need enhancement, especially since you're considering spending money. The assessment may surprise you.