Remodel & Renovate in 22311>Question Details

fu.liao, Home Seller in Grand Rapids, MI

Oak kitchen cabinet and corium count top are "dated". Should we replace cabinets and count top or reduce the sale price.?

Asked by fu.liao, Grand Rapids, MI Thu Jun 5, 2014

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It really depends on so many other factors. The first question I would want to decide is, if you have the funds to do this, will this be the most important place to invest them? Sometimes there are other places where you can get a bigger return on your investment and help the home sell quicker.
Some of the questions I would want to know before I could answer is; What is the competition like in the same price range? How are the Carpet, Walls, Landscape, Roof and baths? Are there any active deferred maintenance issues that will come up in an inspection and require attention then?
I would discuss this with your agent and check out the competition in your price range. If this is the greatest need you have, consider re-facing the cabinets or painting them. Granite is all the rage, but not everyone enjoys the same styles or colors, so be very careful when/if you go this route to make it as neutral as possible rather than reflect your own unique personality.
1 vote Thank Flag Link Thu Jun 5, 2014
I would be tempted to consider new hardware and possibly painting the cabinets before I'd think about replacing them. I've had clients change the doors and drawer fronts of the now unpopular white laminate with oak trim cabinets of the late 80s. It makes for an amazing transformation. They were able to order the doors online for a reasonable price. Painting can often take the curse off. Often white or off-white is good but if your counters are white a muted green or gray can look super.
1 vote Thank Flag Link Thu Jun 5, 2014
It sounds like it really depends. I personally would rather move into a place that doesn't need a lot of renovation unless I was looking for something to renovate initially. However, there could be a certain charm to keeping the older style of cabinets and countertops and just lowering the price on the house. I would ask some trusted friends or your realtor for opinions as well. It's really up to you which route you want to go.
0 votes Thank Flag Link Fri May 29, 2015
If this was me, I would probably end up getting new counters and cabinets. It will add some value, but it will especially add more appeal. Home buyers will be more drawn to your home with a nice kitchen. It's what a lot of home buyers look for when shopping for a new home.
0 votes Thank Flag Link Tue May 5, 2015
I think it depends on whether or not you can afford to have them updated or not. It is sometimes a gamble when sellers update things like this. It can often lead to sellers not making their money back. I'd probably suggest leaving them as is and reducing the price a little bit. If you do that and it still isn't selling, you may want to reconsider.
0 votes Thank Flag Link Mon Apr 13, 2015
Paint the cabinets white or a nice neutral color (sand/taupe) or maybe a robin's egg blue or pale green. Something that is not shocking. This will update the cabinets without breaking the bank. Make sure to paint the insides as well. Update the knobs and hinges too, if possible.

There is a great store in Lombard, MI (only 3 hours from you) called Floor & Decor.

You can buy GRANITE counterops there, finished and polished, starting at $178 for an 8 ft countertop. That's for the WHOLE countertop. They can help you find a contractor to install, especially if you need a sink cut or to make corners fit, but the days of $8000 granite counter tops are over.

So, for less than $2,000, you can give your kitchen a major facelift. Now....what about those appliances?
0 votes Thank Flag Link Sat Apr 11, 2015
I think it would be better to just leave things for now. Don't reduce the sale price just yet, but if a potential buyer complains, then agree to drop the price. That way the new buyers can decide how to replace them to their own preferences, and you don't have to worry about losing money on an upgrade for someone else. If you're too worried about having to drop the sale price more than the cost of a replacement though, then you might want to replace them. It's really going to be a judgment call.
0 votes Thank Flag Link Thu Apr 9, 2015
In some cases homes with updated kitchens appeal to more buyers and sell faster. Your realtor should be able to look at your whole picture and determine a strategy that will work best for your situation.
0 votes Thank Flag Link Wed Mar 11, 2015
There are a lot of factors that should play a part in the decision process. How old are the cabinets in the first place? Some buyers may actually like the vintage cabinets. Have you talked to some cabinet makers about the price you can expect for new ones?
Flag Thu Apr 9, 2015
I am guessing you have the funds to both so get with your agent and take a look at your competition. That information is more valuable than anything else you can get online.

Van Garrett Jr.
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Samson Properties
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0 votes Thank Flag Link Tue Feb 24, 2015
I think replacing the cabinets and counter top would be a great way to add value to your home. It could really open up and brighten the room. I would search and see what kind of style you would like, or is most popular, and then find a vendor for the cabinets.
0 votes Thank Flag Link Tue Jan 6, 2015
It really depends on what makes the most sense for you. Having them updated would allow you to sell for a higher price, but it also takes money that you might not be able to make back in the sale. If you reduce the price, they could still argue that it's not low enough for the outdated cabinets. I would suggest talking to your realtor to find out what is your best move to preserve your financial needs.
0 votes Thank Flag Link Wed Dec 17, 2014
Buyers in the Alexandria West neighborhood do generally expect updated homes. But as others have said, the best thing to do is consult your realtor for expert advice. It may well be a very good idea to update your cabinets by painting them or replacing doors and hardware, and your realtor can help you make sure its done to a general buyer's taste. If you don't have a realtor yet, I'd be happy to help. I have a lot of experience with home remodeling as well as real estate in your neighborhood.
0 votes Thank Flag Link Fri Oct 3, 2014
I think it depends on the buyer. If they feel that they want the cabinets and corium updated, I would update them. If they feel that it's not a necessity, I would consider dropping the price. Good luck and I hope you're able to sell your home!
Flag Wed Nov 12, 2014
In our area, we see that those houses that have a deal quickly and have the best chance of multiple offers are the ones that compare favorably to the others in similar price range. Buyers these days don't have the time to do projects so they would rather pay a little more for something all done, and neutral, than having to think about the projects they will need to do. So if you want to ensure a sale, and possibly multiple offers and you can afford to upgrade your kitchen, clean up the clutter, and paint, it is probably a worthwhile expenditure.
0 votes Thank Flag Link Mon Jun 9, 2014
I would highly suggest having your Realtor take a look to offer his/her suggestions. In some cases it may show better with it being updated but in other cases a buyer may not have the same taste as you and want to redo it themselves so you've wasted that money. And if you feel strongly about it you can always offer a cabinet and counter top allowance to the buyer at the close of escrow.

I hope this helps. I wish you much luck in the sale of your home.

Jessica Aggson
(Recently featured on HGTV's show House Hunters)
Re/Max Parkside Real Estate
0 votes Thank Flag Link Mon Jun 9, 2014
The target buyer is the most important consideration. In one of my primary market areas (mainly tech & defense industry jobs nearby) the first time buyers are in their early 30's, move up buyers in their late 30's-mid 40's, and downsizers in their 60's. 30 minutes South those groups are shifted to people 10 years younger and we see more military and service industry jobs.

In the first area buyers want a new kitchen, in the second area buyers need a more affordable home.

If your home is for sale right now your agent should be able to give you feedback from potential buyers. Not on the market? Get your agent to talk to you about the price and condition of recently sold homes.
0 votes Thank Flag Link Mon Jun 9, 2014
My initial thoughts are basically to spend little or no money on those items & list accordingly. My reasoning is that your taste may not be the same as the potential Buyer.
0 votes Thank Flag Link Fri Jun 6, 2014
I would just replace the cabinets. It will really draw in potential buyers. I think you'll get a better offer if they like the cabinets. It's a really big part of buyers wants. I think you would be doing yourself a favor if you put in new cabinets.
Flag Mon Dec 1, 2014
You have gotten some excellent advice, already and I would only add this: if you are working with an agent, please consult them first before doing anything because agents are the ones out there working with buyers, and in a better position than anyone to know what's selling, what's not and where you will get the most bang for your buck. There is nothing more disheartening as an agent than to go into a prospective seller's house and see how much money they have spent on all the wrong things.
0 votes Thank Flag Link Fri Jun 6, 2014
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