Totally agree—just refinanced recently, and the appraisal was pretty much the same story:
- Checked roof and gutters
- HVAC age and efficiency
- Plumbing/electrical updates
My kitchen backsplash I obsessed over? Barely a glance... Practical upgrades definitely win out long-term.
Yeah, that's pretty typical. Appraisers usually focus on structural integrity and major systems because those directly impact long-term value and risk. Cosmetic upgrades like backsplashes or fancy fixtures rarely move the needle much on appraisal reports. They're nice for personal enjoyment, but if you're looking to boost appraisal value, stick to roofs, HVAC, plumbing, electrical...the boring stuff that actually matters to lenders.
That's true in a general sense, but isn't it a bit oversimplified to say cosmetic upgrades don't move the needle at all? Sure, lenders and appraisers care most about structural integrity and major systems, but from my experience, certain cosmetic improvements can indirectly boost appraisal value. Think about kitchens and bathrooms—aren't those usually the first thing buyers notice? I've seen properties where a well-executed cosmetic upgrade (like modern cabinetry or quality countertops) noticeably increased buyer interest and led to higher comparable sales in the neighborhood. And since appraisals often rely heavily on comps, couldn't that indirectly influence the appraisal? Not saying backsplashes alone will skyrocket your home's value, but dismissing all cosmetic upgrades as purely personal enjoyment might overlook their subtle impact on market perception...
"Think about kitchens and bathrooms—aren't those usually the first thing buyers notice?"
Totally agree on this point. I once flipped a property where we mainly focused on cosmetic updates, especially the kitchen—new cabinets, quartz countertops, and updated fixtures. Honestly, nothing major structurally. But when appraisal came around, comps in the neighborhood had jumped noticeably because buyers were drawn to that fresh, modern look. Makes me wonder though, is there a tipping point where cosmetic upgrades no longer justify their cost? Curious about others' experiences with this...
I've noticed something similar with our place. Upgraded the kitchen a few years back—nothing crazy, just painted cabinets, new hardware, and backsplash tile. Got a nice bump in appraisal value when refinancing. But yeah...there's definitely a point where expensive upgrades might not pay off as much.
