Sometimes what you put in impacts what you take out. And sometimes not.
In the current market buyers are looking for any means possible to emphasize their leverage. You may do the same with your next purchase if you are using this townhome sale to purchase quickly in this market. As such, your dated kitchen may be the exclamation point to the buyer's lower-than-you-want-offer. To determine which path to take, whether to enhance or to stay still depends on two means of evaluation - one subjective and one objective.
The subjective has the acronym PITA - standing for "Pain in the as*." Quite simply, is it worth the headache and hassle to do the work.
The objective has to do with the simple cost of the project.
Unlike several of the other folks who have commented here my sense is that if the "pita" factor is not too high and the cost is reasonable, do the work. The reason is because you need to gain differentiation in this market to be seen and to gain positive recognition. The idea of passing off a credit for work to be done doesn't work in a market that is still trying to find steady and residual traction.
In other words, why give a consumer the opportunity to look past you when you have it in your control to positively impact their impression of your listing? Note that I am not saying that the money you spend will result in a dollar for dollar gain. But what it does achieve is the enhancement of perception of your abode.
I wish you the best in the course you take and hope you select a skilled real estate professional to expertly market your listing.
The Real Estate Lounge Chicago with @properties
Luxury Home Marketing Specialist
Accredited Buyers Representative
To get a sense of who I am and why I say what I do, check out my original content blog
Unless the glass is a real eyesore and a serious threat to being able to sell the home it may be best to leave it "as is."
If it can be done as a minor expense and inconvenience it may be worth a consideration. The choice is yours.
That is one of the best answers yet that I have seen here on Trulia!
And I love the "PITA". I will have to use that one down the road for it is so true.
In this market, selling or renting, you have to do things that you normally would not do to make your property stand out.
I own several rental units in the Schaumburg area and have been updating the kitchens as they come up for rent. The one thing I am finding that really gets the attention of my prospective renters is the new back splash's that I have tiled. Granted, I do not have high end appliances and cabinets but a nice simple back splash appears to really get their attention.
As for what kind of back splash, generally earth tone colors appeal to most people.
I do all my own tile work so it's inexpensive for me to do. I would say that you would recoup some of your cost when a more appealing kitchen. In this market, anything can help!