Some new laminate or prefab granite countertops would make a huge difference in that kitchen and make people overlook the cheapness of the cabinets a bit.

I don't think it's just the cheap cabinets and tile counter, although they do contribute to the issues. To me, the layout is the problem...virtually no prep space in the most logical place for a Prep Zone (b/w the range and sink) and very little space b/w the range and refrigerator...with the refrigerator a "looming presence" so close to the range.

If you are replacing the counters, would you consider moving existing cabinets around and moving the sink & DW. I don't know if moving plumbing is in your budget, but it usually isn't very expensive IF you have a basement under the kitchen. If you are on a slab, well, that's different and moving plumbing may be cost prohibitive.

If you can move the plumbing...consider moving the drawer base that is currently to the left of the DW to the right side of the sink. That would push the DW & sink to the left so the DW is on the end. This gives you more prep space where it's needed most. (You would need to install a 1" or so end panel to hide the DW side & attach the counter to, but I don't think it's that difficult or expensive.

Another thing I would consider is adding a bit of overhang behind the sink if you re-do the counter and if you have the space. Looking at it, I would be afraid that I would be constantly knocking things off the sink b/c it's so close to the back edge. Even another 3" would make a difference, IMO.

Just some thoughts...but I think these two things would make a difference in the "feel" of the kitchen.

Re: Staining the cabinets. Have you done this before? From what I've read here, it's not as quick & easy as it sounds. In particular, I think it will take several weeks to do it properly. Ditto painting. If you have experience with this, then you probably already know this... :-)

One more question...is the bistro table I see your only eating space? Or, do you have a Dining Room? If this is your only eating/table space, then this is also a problem. I suspect, however, that you have either a DR or a Nook...is that correct?

Good luck!

I agree with Buehl about the counters. I also would not stain them. IMHO if you were to do just two things it would be to change the counter and the backsplash. And I agree too that there are some amazing laminates out there now.
If a buyer is TKO like we are here, they will want to reno the whole kitchen. With the rest of the population I feel that if you change those two things, they probably will not notice the actual function of the kitchen.
Looks like your land is a major feature and I would make sure the landscaping is appealing.
As someone once said on here(sorry I don't remember who) you can trick the eye into not looking at something by having it look at something else.

if REALLY cheap is a must, change hardware to the mid 20th century chrome look knobs/handles that are being shown-leave cabs as is. Get a 3 color scheme[red and 2 other colors] plan for backsplash and paint the tiles if they are smooth ceramic. Place a proper toekick so white paint doesn't show at the floor[the floors are nice]. Is the dishwasher acceptable?...then go scratch n dent or 3 yold items off Craigs List and get black range/frig and do something with the hood-there is a gap-trim it out-replace hood with black/stainless piece. A new owner will redo the kitchen, but appliances in standard sizes of better than average quality, fairly new, would have more appeal than what is there. [more money?-do stainless//even more money?, pull the ceramic counter and get formica, solid surface or Ikea butcher block-even re-use the sink you have]

One additional idea to the ones above is replace the tile counter with granite tiles. You can get them pretty cheap. I don't know if your home has alot of personal items and knick knacks; but if so; declutter. Lastly, if it's worth 80K on it's best day...price it as if it's having a medicore day. Hope all this helps!

I would cover the storage shelves somehow. They look very tidy, but still add visual clutter, and point to the fact there is no room in the cabinets for
it.
Also, get a small table and chairs, and move it out of the corner a bit, so it looks more comfortable.

Best wishes!

Nancy

Thanks for the info. I don't want to spend too much - mostly because I'm already in a hole! I paid $82,400. I've put about 10k into it (Obviously not in the kitchen!). And I am trying to sell it for $79,900. The lot is the major selling feature. As someone said above - I glanced over the kitchen and thought "OK, that'll work" when I saw the property it sits on. No neighbors behind it, or on either side.

I think I'll see how much it'll cost me to redo the counter tops. It is smooth ceramic white tile - but I wasn't sure what to do with it. I can't afford granite (and the house really isn't worth the cost of granite). I have stained cabinets before and they turned out good - but it seems like the general consensus here is not to stain them.

As far as the dining set - That's the only real spot for it. There isn't a dining room in this house. I did have a 4 table chair set there at one point - I just didn't like it. I rarely use the table, and I live alone. The kitchen is 13x13 - but like someone else said - it's not the best layout. I personally don't like the built in bookcase on the other side of the room - I put small appliances on it - never thought about putting doors on it.

The dishwasher doesn't work at all. It never has. Even though they lied and said it did. We have it excluded in the listing. The fridge is a few years old (but yes cheap!).

Maybe just new appliances (Black, or stainless look?), a backsplash, and a counter top. I did do a glass mosaic backsplash in my bathroom the other day - I'm fairly handy, but not handy enough to start ripping out and replacing cabinetry.

Thanks for the ideas.

Replace counters, put a white cover on the DW to match other appliances, if possible get an over the range microwave, make the shelves for decorative display only, get a larger table and bring it out from the corner, bring in some more color to liven up the space and play off the green walls......red or yellow kitchen towels, artwork, a few items on te shelves.

I would look on Craigslist or the Sears Outlet for cheap stainless appliances. If you have a Habitat Restore near you they usually have appliances as well.
Ditto others on doing laminate counter and new backsplash, it will look cleaner. As for the seating, if you can fit a table with four chairs over there I would put that back. You want people who are buying to see they can have more than two people eating in the house, even if you never do. Good Luck!

How do you paint the ceramic? Anyone ever done that before? Would that even help - or is it better to just start all over? It definitely needs some color.. And I can see what you mean about the 2 seat table - It just seemed like the 4 seat table took up a lot of room. The door on the side by the table doesn't open - it's stationary. The other door opens just like a regular door.

painting tile: lots of diy tutorials on line...basically-orbital sanding with high number grit sand paper, use of adhesion primer, and oil based paint[few other things like assessing your grout,all over cleaning, make sure you can deal with oil based paint vs. latex]-also-you can tile over what you have-not sure of the how to's on that. Is that NOT a patio door then??-seems odd-it looks like it would be-is that holding people back? Maybe you should scrap kitchen thisnthat and put in a slider door there?explain more!

I realize that you posted in this forum to get ideas to give the kitchen a more updated look with as few $$$ as possible but...

Sadly the housing market where you are at is not doing well. You didn't say how long you've been there but you've already sunk $10,000 into a house that is not likely worth the $79,900 you have it listed for. You either have the worst realtor around, or the price isn't listed anywhere near the CURRENT value. You would at least have some traffic. It's not what you need to get out of the house $ wise, but how much it's actually worth. BIG difference.

I would suggest asking your realtor (or find a realtor if your house is a FSBO) and look at your competition. I think there is even a show on HGTV that does this and inevitably it's a real eye opener for owners to see what better deals are out there. Be the "purchaser" and not the owner when you're looking. If you find that you can't financially swing selling for less then it's actually worth, it might be best IMO to know that and not frustrate yourself any further.

So many times, I've heard family and friends frustrated that their property won't sell. They'll tweak this area and that but still nothing. EVERYTIME the house would finally sell for much less then they originally listed it for. Be realistic and you can have this behind you

I think you might find out some other ideas from those on the real estate forum. I would also include feedback from buyers? Good luck!

I am attaching a link to one of my favorite small kitchen makeovers on a budget. Even thought the layout is different, I thought of it immediately when I saw your kitchen.

If that were my kitchen, I would paint the cabinets white and put some pretty hardware on them...I can see the vintage looking glass knobs.

Look at stock laminate at HD or Lowes - stock is cheaper - I have seen some pretty pieces that are similar to the one I am linking. You don't need much and you only have one mitered corner which cuts down on cost. Do you know a good handy-man who could install for you? Would be cheaper than store installation.

How much space is behind the counter and the bookshelf? Is it just a walkway? Hard to tell in pictures. Is there enough room to build out an extention on the back of this, somewhat like a narrow penensula. Decorative brackets could be used for support. If you don't do that, get the new laminate with the 4" molded backsplash on it.

I saw a small kitchen with an open counter backing up to a family room. They built a small wall behind it - cheap, covered with beadboard I think. The wall was about 12-15" taller than the counter with a shelf on top. Their shelf was made of stained wood, but I would probably cover in in sheet laminate that matches the counter.

Remove all the small appliances which only emphasizes the lack of kitchen storage, even if you have to box them up, and display only decorative items and books on the bookshelf.

Floor looks nice. I would get a colorful runner for decor and practicality

Here is a link that might be useful: RMS Budget Kitchen Makeover

Painted ceramic counters would make buyers RUN away as fast as possible. You've already got a problem with needing a very specific budget type buyer out there, and doing something that will lessen the value of a home already underwater is not a smart move at all.

I think your best bet would be to rethink selling in this down market and just stay put unless there is some very compelling reason that requires a move. Form a master plan to redo the kitchen over time to increase it's utility through a better layout. In a few years time when the market picks up a bit, you at least won't lose money.

I would change out the counter and bs. Laminate would be just fine for the counters and some nice tile from HD or Lowes and that will make a big difference. I can't tell, but if you have room at the end of the island, I'd try to go with a larger overhang.
If there is room, I'd consider a utility island/cart with a chopping block on top that you can use for more prep space. This way, you can either take it with you or leave it behind.

If the house is in the starter house price range, you don't need to go crazy with upgrades, but if you find a new stove on CL or at the Habitat Restore, that could add value.

If you are underwater with the mortgage, you need to speak to a short sale specialist. Selling for less than you paid may not mean you are underwater because it depends on how much you put down on the house. I am affiliated with www.myshortsale.com as a realtor and they are fantastic with getting one through the process. They can refer you to a local realtor who is up on how to handle short sales. The bank pays the realtor fees and the sellers don't have to worry about much. Banks are even paying sellers to leave in some cases in addition to forgiving the shortfall (up to a max of $35k). Short sales are not what they once were. There is more regulation to the process and they banks have realized how much more they lose when a house goes to foreclosure. If you do end up as a short sale, any money you spend now will have been wasted, so I'd explore that first.

Hi,
About 10 years ago my wife and I had our cabinets refaced and they still look great today. We also couldn't afford replacing our cabinets and we actually did it to help us sell the house. We ended up staying here but will be moving in about a year. The kitchen was completely transformed by changing the cabinets so we know it will be a big plus when we go to sell it in about a year.

We also added new formica countertops that have also stood the test of time. They still look great and were a fraction of the cost of granite. I did build an island and put in granite tiles rather than a slab. That also saved us a lot. Look into cabinet refacing. You might be pleasantly surprised at the price and the results!

Best,
Bob

Here is a link that might be useful: Kitchen Cabinet Refacing

Crazyzoo, do you have an Ikea near you? I think you might be able to get a reasonably priced sink, faucet and countertop. I am always checking out the clearance sections at Sears, HD and Lowe's or looking on CL. You might be able to find very clean like new appliances at deeply discounted pricing. I found my cab hardware on Ebay - at the time I wanted ORB and it was very reasonably priced.

It looks like you have beautiful hardwood floors and that great big patio door to let in natural light. Can you maybe paint the cabs?

It doesn't look like the backsplash is too large so you wouldn't need that much . . perhaps you can find someone who has some leftover material from their remodel that they would be willing to part with at a small fee.

Many of us are in the same boat - living in homes that are worth signficantly less than what we paid. Good luck to you!