What exact price range are you in? If the home requires a non-conforming loan (loan over $417k), you might get more aggressive with your offer...many buyers can't swing a jumbo loan. Math tells me your price range will fall just below the conforming loan limit.
Not sure what type of financing you have, but if you are going to leverage FHA or VA financing - make sure the pool is not green and the equipment is functioning properly. FHA and VA financing have restrictions regarding condition. Bank owned may be a rough transaction for you...
It can cost upwards of $100,000 to $150,000 to install a pool and spa depending on the design, etc. It is unlikely that you will get a dollar for dollar return on the cost of your pool. A buyer looking for a pool home in your neighborhood will be willing to pay an additional $25,000 to $40,000 (maybe) to alleviate the headache of having to install one themselves. But there are so many factors that come into play I cannot give you a definitive answer and please don't bank on my "blind" estimate quoted above either. An experienced Realtor in your area will be able to assess the value more accurately for you. Good luck !
$500K ballpark homes on 5 acre lots.
with nice above ground pool/deck appraiser added $10K verus similar homes with no pool at all.
for comps with nice built in pools appraiser added $15K over the above ground pool ($25K over no pool)
no pool = $0
above ground (with nice albeit worn trex decking) = $10K
nice built in = $25K
supposedly the differentials are data based on how the market overall responds to these amenities. I don't know how local the factors are though I AM NOT A PRO JUST A REGULAR GUY so this may not translate to your zip.
hope this is helpful I don't know for sure if it would apply to your case. If I were offering on a house with a pool I'd try to play it off like it ain't no thing but a liability to be filled with dirt soon and made into a putting green so they don't try to charge you the $10K/$25K extra for it... but anyway that is how my appraiser rated pools in the foothills.
Very good question. The type of pool makes a difference along with the amenities it has, such as waterfalls, slides, salt instead of chlorine usage etc. Age, how well it has been kept up, whether the spa is attached, if the pool is heated, if it has solar heating...the list goes on and on. Each of those things make a difference as to the amount it adds to the house value and the appraiser will also be looking at those same qualities.
Your Realtor, should know how to guide you on this issue and give you pointers on how your offer vs the pool should be represented. However, it all boils down to what you feel comfortable offering and if the Seller agrees.
Good luck and I wish you warm weather while splashing in your new pool, soon in Natomas.
Gena Riede, Broker Assoc.
On paper for appraisal purposes, a pool is worth pennies on the dollar in terms of the cost to install a pool. So if a pool cost $50k to install, one can not assume that it adds $50k to the value of the house. Perhaps it adds $10k?...or just sways a buyer to choose the house with the pool vs. an identical home sans pool. Much depends on the rest of the house - size of the home, size of the remaining yard, what is typical for the neighborhood, etc.
Many buyers are adamantly opposed to purchasing homes with pools (have kids they do not want near a pool, cost and trouble to maintain are too much, etc.), while others are delighted to find a home with a pool.
Good luck to you.