To modernize it, you could replace the counter with granite, maybe redo the backsplash, and add hardware. (I like the tile, though. It would be a shame to remove it.)

A local Realtor would be able to give you better advice though. It's sort of regional.

Your kitchen looks clean and neat. With a sale within a year the cost of renovation probably would not come close to being covered by the sale of the home in this current market. If you had a longer time line I might feel differently. How are homes moving in your area? What is your competition? Do other homes in the neighborhood have updated kitchens? My first reaction is just do cosmetic things like a fresh coat of paint and perhaps find a place for the microwave other than on the counter.

Fori, what color granite do you think would look good with the cabinets?

Jb1173: Homes are moving slow like everywhere else. I'm in the Chicagoland area. Homes in the area around me look really outdated. I gutted, added on and redid the whole house back in 1992. The kitchen before I started was actually a bedroom. I went from 816 sq ft to 2200 sq ft.

I would talk to a realtor. You may not have to do anything, because in many locations, people would plan on redoing an 18 year old kitchen, and wouldnt want to feel like they were paying for your recent upgrades only to tear it out. Just make sure it is really clean and details like the missing toe vent cover are addressed.

If older kitchens are the norm in your area and people leave them as is, perhaps you could update the appliances with something midrange. Stainless would be nice in this kitchen because of the mid-toned cabinets. White would be too bright and fight the backsplash.

Remove that curved wooden valance, maybe repaint, clean it until it shines, make sure nothing leaks, and STOP THERE! The layout looks pretty good, it's not offensive.

You will not recover the cost of renovating a kitchen, and you are making expensive guesses as to what 'the market' wants.

Spend your money on making sure every thing in the house is clean and shiny, maybe replace some faucets if they are grungy, fresh paint.

I would just give $2500 towards a kitchen update to the buyer. Your kitchen is fine...much better than many kitchens I have seen and it definitely surpasses the quality of new builder grade homes.

But I agree with palimpset. Even cheap stainless appliances make people happy.A stainless fridge would update the look. I also second Fori on the hardware (simple, inexpensive satin nickel knobs from Lowes? and JB's suggestion of painting is good.

We have moved four times in 6 years...three of those were house purchases--that also means we have sold one house and are now renting out another. Honestly, I think people just don't want a kitchen to be a piece of crap and then if it has extras, that's a plus.

But since everyone's taste is different and you don't want to throw away your money, i would offer a cash allowance for the kitchen to the new buyer. This aknowledges that you feel it needs updating and that you are a reasonable person, but not going to do the remodel for them.

If I were to do anything, I might just replace the backsplash and add hardware.

I agree with removing the wooden valance. I would probably add hardware to the cabinetry. I have found that AH Turf online offers even better pricing than places like Lowes etc. Maybe you can look at some of the Amerirock hardware they carry. I might also consider replacing the faucet. WSC direct online has very good faucet pricing. My neighbor recently replaced hardware and a faucet and it made a huge difference.

Overall, the kitchen has good bones, so that's a great start. I agree with others with respect to not doing much (I'm not familiar with providing an allowance - I've never seen it in my area). Like lazygardens - I'd remove the valence. I would be tempted to paint the backsplash (did to my old kitchen, and it was a good, cheap temporary fix). Probably more importantly however, I'd consider painting the fridge black. It doesn't really match the other appliances (although it coordinates with the backsplash), so stands out unnecessarily. I don't see any hardware on the cabinets, which is the other thing that's often changed for updates.

Good luck!

I wouldn't do anything without seriously checking out the competition. The suggestions for valance removal, door hardware and stainless appliances make sense, but make sure it's going to be worth the money. If you have a glut of inventory, it might be worth it to forward an offer even if you won't get the money back, but that's something that you have to assess locally, and with the help of your agent.

I agree with Lazygardens: Scrub everything, including the cabinet doors, really really well. Also, remove everything that isn't nailed down: the toaster oven, the magnets, etc. And add a little color that doesn't look like clutter: bowl of fruit is good. Go for contrast. A red bowl of lemons, for instance. Put them in the fridge between showings and they'll keep quite awhile.

I'd rather have a good quality, clean, older kitchen, than a shiny, stylish, thrown together on the cheap one. But then, I also measure spaces, and can look past clutter, so I'm not typical. The great thing about offering an allowance is that people feel good about getting a deal, and it takes some of the "needs redoing" sting away. Plus, moving is so expensive people love getting cash back if you want to do it that way.

I'm also getting ready to sell my home. Based on the advice my realtor gave me, my advice to you is to add a valance to the window with some color, a coordinating pop of color throw rug in front of the sink, a small potted plant on the countertop. Hardware on cabinets, new faucet with a matching finish. Also, no magnets and papers on the fridge, mine was COVERED with alphabet magnets and school projects. Your kitchen is in good shape, the furthest I would go is redoing the backsplash. Good Luck!

I agree, please talk to a Realtor that is familiar with your neighborhood. You don't want to do anything that won't see a return but at the same time, you need to be able to stand out in a market with an over supply of inventory. You need to be sure you'll be able to entice a sale while spending as little as possible and that can sometimes be tricky.

One thing I see that you can do that just requires a little elbow grease and a few dollars is to freshen up all your woodwork and cabinetry with some Restore a Finish. It will bring the luster back into the finish and add life the to the room.

Do talk to a realtor, but do not give a credit towards a new kitchen. Your realtor will probably advise to reflect the fact that it is an older kitchen in the price.

I would actually be careful about 'just' removing that valance: it is probably attached with screws, it may have blocking behind it, and the wood underneath the edges will definitely be a different color than the exposed surfaces. So you will be dealing with screw or nail holes and a different finish color. It may just look like something got broken and you didn't repair or replace it. Sometimes what seems like a simple fix opens up a can of worms. If you remove it, take it off carefully so you can put it back.

I have to agree with aesop; either paint the fridge black, or replace it with a new black fridge. It really stands out. Also, is there a grill missing under the sink on the kick board?

The kitchen looks clean and functional and is not run down or tired looking. I would just leave it as is. The new buyers will either 1.) Love it as much as you do and leave it. 2.) Hate it all and plan on gutting the whole thing. 3.) See the pluses and minuses and plan on a few updates to make the kitchen 'their own'. In all three of those scenarios it would be better for you to save you time and money and leave it up to the buyers to decide what to do with the kitchen.

The one thing that will bug nearly all of the potential buyers is the tile countertop. People tend not to like them due to the build-up of dirt in the grout and the need for constant cleaning and the fact that you can't do certain cooking procedures on them like rolling out pie dough. Plus they can be noisy and the bumpiness makes them annoying when placing countertop appliances on them so that one foot is not in the grout making the appliance look lopsided. (I bet those tile countertops bugs you too.)

The one thing that will bring a favorable response is replacing those tile counterops. Consult your realtor as to the type of buyers in your neighborhood. You don't want to do granite and the new buyers want to rip out the whole kitchen. Doing plastic laminate might be a turn-off to many though. Consult more than one realtor also.

Check pictures or visit local listings to look at their kitchens. Unless there are a lot of recent renovations among the competition, the most I might do is replace the backsplash and counter. I would clear the clutter off counters and fridge. I might put sheer curtains over the window. Clean so that even the backs of drawers and cabinets are spotless. Paint a light, neutral shade if it's chipped or stained anywhere. I'd leave the valance-in addition to screws, it may also be glued. I wouldn't replace appliances (too difficult finding reliable ones these days) or even offer an allowance unless that's what all the other houses in your market and price range have done. I wouldn't stage in an obvious way but limit to bowl of fruit, fresh flowers, a crock of utensils, etc. When on the market, definitely make sure the kitchen doesn't smell of last night's dinner.

I would try to get the house on the market by the weekend after Mother's Day to be exposed to the most buyers.

Remove the MW from the counter...right now it looks like you're very short on prep space b/c the large MW is taking up so much room. People may or may not think about the MW if it's not out, but I suspect even those that do won't imagine it that big and taking up so much space...people tend to underestimate the amount of space a MW takes; remove it so they don't see it!

Thanks for all the feedback.

The valance is screwed to the cabinets, so undoing that will leave some holes which could be filled and stained. You really can't notice , but there is a small piece of crown molding at the top of the cabinets that runs along the soffit and along the valance.

My initial thoughts were to replace the refrigerator, counter and back splash. Some have suggested to replace the back splash, but you have to replace it and the counter since both are done as a continuation of each other. If I were to replace the counter and back splash, which color should I go with? Finish on cabinet hardware?

I really don't mind putting some money in the kitchen, but don't want to put too much.

Here is a link that might be useful: Other pictures of house including bathrooms

Just be sure your whole house is spic & span and do some simple staging. Your kitchen looks fine. Maybe place a beautiful rug on the floor (one that you can take with you and use in a new home). I wouldn't put any money in the kitchen, but as a selling point, you could state that you will credit buyer with $2500 to upgrade interior. I wouldn't dedicate it to kitchen as maybe the buyer will like it like it is. You could say credit is for any interior upgrades.

Everyone seems to be giving you great advice. Here's my tip, don't laugh, it really works.

Before a showing or open house, take some aluminum foil and make a little "cup",set it on a cookie sheet, put about 1 Tbs vanilla extract in it, put it in the oven turn it on to get it to evaporate. (Turn off oven) Bam, your house is instantly a "home" in the buyer's minds and they can envision themselves baking and cooking and nesting in your house.

I know someone suggested setting the table, and I've seen them suggest that on TV shows, but personally when we saw our last house at an open house, I thought it was so cheesy that the table was set. I don't keep my table set all the time. Also, this might be considered as personalizing the space which is frowned upon--just like the fridge decor & family photos. People need to imagine themselves in your space.

Good luck!

Haven't read all of the previous posts, but to refresh your cabinets, use Scott's Liquid Gold. When we sold out house, our maple cabinets were tired and really needed refinishing. The Liquid Gold made them look gleaming and new! It did take repeated applications while the house was on the market, but the difference was absolutely amazing.

Things really have changed since a few years ago when people expected sellers to do a lot to a house before they sold it.

Even then, at the most overheated time in the market, AT MOST, sellers got back 80 percent of the money they put into kitchen renovations. Most people got a lot less.

The advice now is to make everything clean, clean, clean; and make sure it smells clean. Fix everything that is broken. Remove extra pots pans, dishes, food from cabinets, drawers etc. Remove any extra appliances you're not using right at the moment, like the microwave. Everything should feel spacious, and like they could just move right in.

Remove draperies and blinds so the sun shines in.

(Plus all of the usual staging, decluttering things for the rest of the house.)

I do think it's important to talk to your real estate agent. Unless they're bad, they do know what's going on. They can then be fully on board with the message "The kitchen needs renovating, but the owners really felt the buyers should make their own decisions as to how that should be done, and that is reflected in the price."

Personally, I don't think you need to do things like replace the counters or backsplash. I don't think you need to replace appliances either, for the reasons stated above.

But if you do, consider buying secondhand appliances on something like craigslist, or through some other source. People renovating a kitchen often sell appliances that are in good condition just because they are upgrading. Remember, the buyer might turn right around and toss everything in the dumpster, you don't want to go overboard.

Good luck!

I am with the less is more crowd, unless you have a great inside deal on your kitchen updates ( free labor and are great at picking out stuff and getting deals). I would take more of the whole-house view so you don't concentrate on the kitchen to the exclusion of the other rooms--get every room up to its clean and clear potential, fresh paint where needed. Determine what would be the "going" price as-is. Agree talk with your realtor and if says tile has been a super-turnoff, then you can consider counter update but again, that would be only if you anticipate the house won't "move" without it--otherwise, the issues are price, price, and price.

I have had bad experiences with realtors who are keen to spend the seller's money since of course it can make the house sell faster (and easier) and they are interested in moving volume per unit time, whether or not it is "essential" to the home's sale, instead of being able to talk honestly about pricing. So, you will still have to filter agents' advice through some of your reality checks which should include walking through open houses in your area or price range.

I (defender of tile) totally disagree about the countertops. Some people adore Giallo Antico granite. Some people find it revolting. Which way do you go?

If the grout is stained, steam it, bleach it, or paint it, but let the new owners choose their own style. Putting new granite (or laminate for that matter) on old cabinets creates more tension.

People understand a kitchen that is aged in place. People are confused by partially new kitchens. Then they start wondering why you didn't redo the whole thing and start criticizing your choices.

Having recently sold our home, my advice is to spruce things up with paint if needed, keep the counter clutter free, and leave it the way it is. You will NOT get your money back out of it. People like to go in and do their own thing anyway. Your kitchen is nice enough as it is.

Don't let a realtor talk you into spending a bunch of money to make your house "more saleable". When it comes down to it, as long as a home is sound, people buy based on the emotional feel they get the minute they walk in. (I once had a relator license....let it lapse).

Clean it well, spruce up paint where needed, remove any clutter that may be lurking, and let it go at that.

Sandy

I agree with everyone here as well. I would remove the curved piece of wood from over the sink. I would then remove anything that takes up counterspace like the microwave. From there get some inexpensive stainless steel hardware (Lowes and HD or internet have some great stuff for low low prices). I would also probaby do a clean coat of paint unless it already is and add a stainless faucet. You can find fab deals on the internet or check overstock.com. So, all of that for maybe 150 or 200 and you are set!

I feel the kitchen is in keeping with your home and its style. I would just give it a little tlc and declutter.

What a cool idea about the vanilla! I will keep that in mind!

Amy

I would:
* remove the wood valance and put up a pretty fabric valance
* remove the backsplash and retile in something more neutral less B&W geometric
* add hardware to the cabinets

I think overall it looks pretty good.

I would do a new black frig or paint your current one
Do a ORB harware on the cabinets/drawers
and add some sort of neutral/natural stone backsplash.

I totally agree with clean up and spend as little as possible.

7 years ago we bought a home with a kitchen I hated, old flat plywood white cabinets, 24 yr old appliances. Their answer was the house would be a higher price if the kitchen was renovated, and paid $450 for a home insurance policy (waste of $$). We have now gutted the master bath and the kitchen and are making it in our style, colors etc.

Do not spend a bunch of money. No granite. One of the biggest mistakes people make is updating the countertop without updating the cabinets. I would have it as clean as possible and maybe replace the faucet with something else.
Just don't get talked into granite for this kitchen. It isn't worth it until it is all updated at the same time.

Again, the most I would do is clean, declutter, put a potted plant or two around (fake or real, doesn't matter) to add a little warmth, maybe a pretty crock or canister on the counter. I would not, and I repeat not worry about the appliances and such. If your paint is dirty and scuffed, go ahead and freshen it with new paint. You will not get the return dollars reflecting any other work or expense. The housing market is not getting any better and you won't be paid any more than if you leave things as they are.

One of the first things people do is replace appliances with what they want. You can't second guess what features any particular person has on his or her dream list. Personally, I can't imagine wanting to paint an appliance. A home job will look just like that...a home job. That will turn someone off more than having a mismatched color with other appliances.

People need to go into a space, with as little personalization as possible, to envision putting their OWN things in the house. Don't try to second guess that by spending mioney. It is a nice house as it is, and the right buyer will come along. It's best to keep your selling price reasonable so you do not feel tempted to raise the price above what a buyer will actually pay in today's economic world. You will never get the return back.

Sandy