Another question to ask those realtors: what difference does an electric vs gas stovetop make in your market? Buyers have imagine when it comes to changing the color of cabinets and counters, and they think "oh, we can just paint those ourselves!" (little do they know!) But few would realize that they could easily convert electric to gas with a propane tank. Without suggesting that you make the change, just educate yourself about the option, including energy savings, and make sure the agent you select knows about it. Likewise for a wood floor. Of all the aspects of the first renovation I did, I was most surprised by how inexpensive it was to have a beautiful wide-board wood floor laid. It cost less than the window treatments, less than the hardware on the doors, less than some pieces of furniture. And to think how I almost walked away from a house with a floor I didn't like..

Maybe this idea is stupid, but that thought isn't enough to stop me...How about removing the uppers...putting in open shelving/then repaint and/or resurface bottom cabinets? Prob. would be much less expensive. I don't know if I would upgrade appliances before a sale, in what u describe as a "starter house".

As I said, paint the lowers, strip the paint off the counters, add a backsplash-(glass, white subway, SS) any material which will reflect and bounce light, and update the lighting. Have an allowance for appliances for the new owner, because chances are they'll want to change everything anyway. Good Luck!

If you are going to re-do the kitchen for a sale, you need to have a budget and have a very good idea of what will add to the value of your house. Not just "get rid of the red" but the quality and cost of the replacement and how much it will add to the value of your house. Do the research, know the numbers and then decide if it's worth it.

While your friends say they'd walk out if looking at that kitchen, they aren't in the market for a house.

When I was looking to buy in Britain 15 years ago, there was a mania for trading up by renovating and reselling. Kitchens were a standard room that was redone. While some of the renovations were nice, a lot weren't. I paid attention to kitchen cabinet quality, since I figured new, cheap cabinets would look lousy in 5-10 years.

Hi kitchenstumped!
First of all, I think your kitchen is awesome! It's so fun and unique! Unfortunately, I completely understand what the realtors you've spoken to are saying. Most people would not want to deal with this kitchen, as fabulous as it is. Just from what I've noticed about what is popular today, you would be best served painting your cabinets white. I wouldn't bother refacing or replacing them, white is very popular and clean, modern lines are better than overly traditional wooden cabinets. Keep the hardware and the backsplash, and if you can afford it, it may be a good idea to upgrade the appliances to stainless. A lot of people look at appliances that are not stainless and automatically see 'outdated' even if they're brand new. As for the counter tops, granite is very popular, and a dark color like what you've already got going on would be a good idea, dark counters contrasting with white cabinets is another popular look currently. I've also noticed that the trend is to shy away from a natural stone counter with too much movement. Quartz is becoming more and more popular as a counter top as well, and I'm not sure, but I believe that granite and quartz are pretty comparable as far as price is concerned. Below are images of Cambria's granite Durham, and Silestone quartz in Dinux. Just some ideas and input for you, good luck!

I have bought and sold several homes. The kitchens were a consideration. The market in the area will help determine if it's cost effective to make changes before a sale. In the market we live in, there is a shortage in middle class housing for families. In turn, houses still sell regardless if they need work or not. Common sense and gathering professional opinions from people who have nothing to gain from your sale would be a good idea. I am all for making cosmetic changes economically, that's where my suggestions are coming from...best of luck!!

I I were changing one thing, it would be the backsplash. Without it, the overall look is retro/modern. The tiles you have seem to be an anomalous splash of country.

Play up the red. Look for vintage accents. TAKE EVERYTHING of yours out of the kitchen. It looks like you have a more traditional style and it doesn't totally mix. no offense. Just go with the style that is present. some young couple will buy it and LOVE IT. Or tear it out and replace with cheap fixings. OR do all the repairs that you would spend your money on. I like anothers comment. Take the money you would spend to upgrade and add it in as a bonus package as part of the sale. If the house isn't selling and your going to upgrade then just throw in the money to the buyers.

Your kitchen is bright, has an open concept with great views, and many buyers will love that. I give your kitchen a 10! For buyers who hate red, modern, or nature, there will be another home. Thanks to the internet, people can view real estate houses online, and only serious buyers will request a showing.
When you sell in a few years, small updates can make a difference. Lighting, a cool new faucet, and minor trendy decor additions will show your home's best assets. It is important to neutralize, clear clutter, repair & maintain when you are ready to sell.
The cupboards are livable for present use, and easy to customize for the future. You neutralized the floor and backsplash. Don't worry!

I like the red cabinets and I think the handles you put on them look great. If you're going to refinish I would redo the countertops where you painted it, change the white paint color on the walls, the red/black/white scheme makes it look more dated. I would also update the appliances to stainless steel, which would be the #1 change I would do. Buyers can change other things to their taste, but most people like stainless steel appliances so why not go ahead and do that. If it's a starter home it goes to say they will do some remodels and repairs anyway, why not just let them change it to their taste or go with an option to give them an appliance credit or upgrade credit.

I think the original backsplash had the red in it and the re-do seems to be gray or gray-green? Whatever the 2nd pic--that looks perfect with your cabinets as does the new hardware.

Been said before but leave it as is. One brilliant person suggested offering a credit to the buyer for upgrading. YES!!!

The only change I would make into the flooring. It doesn't seem to be the same as in the lively dining area. A nice darker gray tone set on the 45 degree angle would look nice.

If you take everything off the walls, off the countertop and be absolutely SPARE with eye-popping items in the corner cabinet, the kitchen will look great and "on purpose" which would appeal to buyers.
Wait for appliances--like was mentioned, black may come back in and stainless on the way out in a couple of years.

You know, there are countless posts on Houzz where people begin by saying - "We just bought this house and I hate the _______. What can I do to make it better?" This seems to support the idea that people do buy homes that don't completely satisfy them. So perhaps we should be seriously asking these people what factors convinced them to buy a home that they want to immediately change. Price?

Wow, I came back after 24 hours and found more than 40 responses. So positive, useful, and helpful--you guys are great! You've given me a lot to think about; I'm going to print it all out to read and show my husband. To put it mildly, no one answer, is there? But probably the least sexy advice—wait; bring in an inspector and get a sense of where the real issues are, besides the kitchen; then trust what a future local realtor advises—is what we should do next. There's only so much more money we want to keep putting into the place, so maybe the buyer will get a deal and go to town with their own kitchen reno.

Two extra bits of info: "starter" homes in my area are selling for around $400,000 (we bought 15 years ago for $260K and have put another $100K into it over the years). And I had a cabinet refacer stop by today and he gave me a quote of $5400 for Shaker-style white or cherry facing. Along with a new counter and new stainless appliances, I figure it would cost around $15,000. And that doesn't include painting, lighting, wall treatments, and new floor for some future fussy buyer! So I'll have to do a cost/benefit analysis considering that some of the other flaws of the house are irremediable (did I mention the sloping driveway & backyard and that there's only 2 legal BRs—the 3rd one is on the lower level and no CofO o-: )

Well, I know at least one thing: declutter when the time comes. Maybe I'll also see if I can remove the black on the counters (doubtful). Thanks again to all past and future posters for your wonderful input!

Maybe this will be of some help... https://www.houzz.com/magazine/2012-color-trends-using-red-in-your-kitchen-and-bath-stsetivw-vs~1083125

The young buyer of today has different tastes from those of just ten years ago. They like retro, they like color and they want to have fun stuff. Keep it red and spend the money on something that would really make a difference. If those cabinets were cheaply made it might make a difference, but it is easy to see that they aren't. As someone said, I would choose your kitchen over those builder's grade oak cabinets any day.

Under the circumstances I say go with it. Add a fun modern wallpaper (whitebackground with bold red pattern) and hope someone with absolutely fall in love with it

I really wonder about a market where starter homes have new cabinets, stainless appliances and granite countertops. Around here, a lucky starter house buyer would find a kitchen with matching cabinets with drawers that open correctly, neutral countertops that aren't chipped or nicked, something more than sheet vinyl flooring and appliances all of the same color, even if that color is biscuit or black.

I think of a starter house as something a young couple with two blue color jobs can afford without resorting to bringing in a relative to help with the bills. So, my idea of a starter house kitchen is one with an attractive paint job on the walls, clean and uncluttered counters, reasonable number of cabinets in a functional layout with safe appliances. Anything more than that is just icing on the cake.

Thanks for the perspective, Linda. Would anyone else like to retire the term "starter" home? I find it deeply offensive. It suggests there is universal starting line. Hardly!. And it suggests that we all follow an upward trajectory in our shelter. Hardly! Many of us downsize and downgrade as life and aging throw curve balls. It makes sense to describe housing markets in terms of size, lifestyle, neighborhoods, price points. It does not make sense to describe them in terms of the aspirations of their occupants. If you can't imagine someone feeling as if they'd gone to heaven if they were so lucky to RETIRE to a $400,000 home with a gorgeous red kitchen - then you're really missing the market.

Making the third bedroom legal is likely to affect the selling price far more than refacing the kitchen cabinets. I suggest you get a very experienced contractor and an inspector in to see what needs to be done to get that Certificate of Occupancy. There may be fire code, entrance/egress, or fire wall issues to be addressed. Go down to city hall and get copies of all the permits on file. It'll be interesting reading.

I just did a modern kitchen redo and love your red cabinets, the large window and the barstools. Replace the appliances with stainless steel and remove all of the items from the countertop except for a stainless steel bowl of green apples and a couple of green plants in the window.

Why not take a poll and see how many like the red kitchen cabinets over 70's-80's oak cabinets? Betcha the red will win!

I like it and wouldn't change anything except de-clutter. There are many possibilities, and when I look at this kitchen, I can imagine them. :)

kitasei, I did not mean to offend anyone with my comments and I am sorry that my response did not adequately convey the point I alluded to and you addressed more directly than I. Smallest house and/or cheapest price does not necessarily define a starter house in my mind although there is obviously a correlation there. Certainly downsizing is a different animal than downgrading and choosing to live in a particular property is a different matter than it being all one could hope to afford.

Since we all come from vastly different marketplaces, I asked about the price of starter homes (and accidently missed the reply) to get a feel for the reasonable expectations of buyers in that particular marketplace. I can't expect to directly translate my experience with starter house kitchens to that poster's situation. I live in a locality where starter homes are all about functionality, size, price and condition teamed with a few undesirable features which might be truly tiny bedrooms (8 x 9), single bath, no garage, no basement, almost no lot, busy street etc. Those houses are ones I describe as starters, houses which meet the most basic needs of the buyer but don't set anyone's heart aflutter.

My marketplace is trying to provide the nicest affordable housing I can for people on modest incomes. And, yes, I believe that my buyers are defined by their aspirations, not their lifestyles as for many of them home ownership is a dream and a life goal, not an expectation. Be it ever so humble, there's no place like home.

Wow, lots of comments here, but I guess I'll just add to the fray! Your house looks like it has a definite modern style, so I think that the slab front cabinets, along with the pulls you selected, are completely appropriate. Unless I am missing something, there is nothing about what I am seeing that says "Shaker" or anything traditional. I, too, like the red but I also have to admit that I'm not sure I would really want to live with it. I know that realtors always want everything neutral - which drives me nuts - but if you decide to do something with the cabinets, you CAN paint them. I'm not sure about white - would the whole room wash out without any color? What about keeping some of the red but reducing it judiciously - possibly relaminate the back of the peninsula in a matching white or st. st. and add st. st. frame frosted glass doors to the two big wall cabinets in the middle. Perhaps there are some others which could be redone, but I can't tell from what you've posted. Another option might be a dark espresso stained wood, I don't think it's the red itself - it's the amount of it.

I have to say that I liked the old, lighter countertops better - I think the white and red feels more modern than the red and black (kind of retro). You will have to see what new counters would cost. If your counters didn't have a rounded edge, I would say that you could use a granite tile. I would go with a white, whether man made or maybe even a marble. I wouldn't spend a lot of money, whatever you do. If you do put new countertops in, however, I would consider switching the sink and the dishwasher. It seems odd to me that the sink looks into a shelf and the DW has the view! If you want to spend some money, put in a good undermount sink and great faucet.

Again, I wouldn't do it now, but I do think that appliances in st. st. - or whatever the latest and greatest is in a few years - might really help. This is kind of a personal bias, though. I'm just not a big fan of black appliances. If brand new homebuyers on HGTV are to be believed, they ALL want st. st. appliances more than they want a particular cabinet style or color.

In the final analysis, I tend to go with those who say to wait until you are closer to the actual sale to decide what and how much to do. Unless the market does a miraculous turnaround, I definitely wouldn't put a whole new kitchen in, no matter what any realtor says. In order to make the best decision on how much to spend and where, you are going to need a much more immediate pulse on the market in your neighborhood, too.

FWIW, there's another thread active on Houzz this evening by someone who just bought their home and hates the granite and backsplash. Per her post, the granite and splash were put in new to sell the home.

IMO this is yet more proof that trying to appease "The Buyer" doesn't work simply because "The Buyer" isn't a collective group-think.

Re: removing the black on the counters - you may want to find one of the Corian installers in your area and get a quote for restoration. Or, perhaps try sanding it yourself in an inconspicuous place. Google corian restoration and you'll see some tips. Unless the material is actually cracked or melted, it may be possible to sand it back to the original color. Corian does have faults - but it's remarkably forgiving in a lot of ways.

70's and 80's oak? My house is 2004 so why did I get stuck with oak cabinets? Oh maybe its that 30 year cycle like in fashion where everything seems to come back into style.

I like the red cabinets and second the suggestion to find out what it would take to make the third bedroom legal. It would probably cost less than a kitchen remodel.

Just thought I would add one more suggestion I don't think has been mentioned yet.
A kitchen reno is not a convenient thing to live through, and you cannot even be sure what style cabinets will appeal to potential buyers even if you do go ahead and replae the red.....a lot can change in kitchen trends by 3 years from now.
The current red kitchen, however, could be that deal-brreaker when buyers narrow things down between multiple houses.
One way to keep your house in the running while not having to do a thing to your kitchen is to simply price your home at a firm price with the addition of a $10-15,000 "allowance" (detailing the refacing, countertop, appliances, etc. you mentioned). The allowance, however, would be contingent on if they offer actual "asking price". The real estate agent can explain that the allowance is for refacing (as opposed to replacement) since the layout is functional, and that you like the kitchen the way it is but realize red is not for all buyers.
This way, you don't have to live through a remodel someone may not like---or worse---tear out anyhow.
The key in this being successful would be to make sure you priced your home fairly (don't automatically inflate asking price by $15k to make up for the allowance). Afterall, most buyers come in offering $10-$15k less than asking price in the first place. This could eliminate the whole back-and-forth negotiations, sell your house quickly, and save you the hassle / dust / inconvenience of renovating.
You could also add allowances for your other issues too (septic, etc), contingent on that asking price.

well let me tell you if you expect to own anything resembling a house..............on a piece of actual land..in San Diego Or San Francisco you better damn well hope your blue collar starter home job pays 100,000 a year cuz you aint buying anything remotely termed as a house unless you have 20-30 percent down and excellent credit and make enough to pay the mortgage on a $350,000 shack . If a blue collar job will get me then than damn I wish I had that job. I had to move out of San Diego where I wanted to stay because there are no starter homes less than that even for a tiny or old place in the worse part of the city. Its all relative. I dont know where you live Linda or what houses start at where you are but the market is very different throughout the country.

My understanding is you will get the best bang for your buck with kitchen & bathroom renovations. Keep everything neutral, and that makes it easy for a prospective buyer to envision his or her personal decor preferences in that space.
I think it's beautiful as is, but not everyone will like a "red" kitchen. If you plan on selling, neutral colors will expand the range of buyers and that doesn't mean you have to drain your pockets. Reface the cabinets, with woodgrain, white, or cream and replace countertops with a nice quality Corian that resembles a granite or marble look. When I think of neutral colors, I think of tans, grays, whites, creams, and pale primary colors.
Make it easy for the purchaser to imagine his or her belongings to match the kitchen, seamlessly. Most homebuyers don't mind minor changes, but the size of your market drops, understandably, with major renovations.
With a kitchen remodel, you will see that it is money well spent, and if done right, your home's value will increase.
Let me just say, once more, I LOVE it! It's got the soda -shop chic look!

I agree that you should consult a realtor, and any realtor will tell you a RED kitchen is fine-- if you plan on keeping the house. You will DECREASE the number of potential buyers SUBSTANTIALLY if you leave kitchen the way it is.
Many people are commenting on how much they like the look, but ask one of them if they plan on buying your house when you sell. Too many people will see the red cabinets and say "NO" and move on to something neutral, with the ability to make it their own for a small amount of money spent on accents. While many of us personally like the way the kitchen looks on our computer screen, we all know eventually the novelty will wear off, and the red cabinets will have to go.
When selling a house, appeal to the MAJORITY, not the MINORITY, and everyone involved will be happy.
By the way--- there is no rule that states the higher the price, the better the look. Laminate countertops are substantially less expensive than granite, quartz, or marble and there are some very nice options available at all of the popular big- box home improvement stores.

One more thought here: we once looked at a very, very cool mid-century house. We loved everything about it except the new kitchen, of which our realtor was exclaiming the virtues when we walked into it. Ugh, Ugh, UGH. It was AWFUL and we walked away from the house because we knew they weren't going to bring the price down to make it worth our while to RE-do the kitchen. I would have much rathered that they maybe spruce up the original, let the price reflect that, and let us make the decisions.

What year was your house built? If it has any historical significance. there will be a buyer, and most likely a buyer who wants to "restore". If it is more generic, then your pool of buyers will probably increase, but will also increase the number of potential buyers with little vision. I'm not trying to sound snarky here, but that's who the realtors are suggesting you appeal to. So it's all a balancing act.

Again, I think it would really behoove you to wait until you get closer to your selling point to make big changes. How about this: as I outlined previously, change SOME of the cabinet finishes to dark wood, white, or st. st. with a longer term plan in mind to perhaps get rid of the red completely by refacing if the market demands that you do so. That way, you can work in small increments - both from a financial and design standpoint - to maximize your profit. In the meantime, you will have the benefit of living in a kitchen you like more. Do something about the countertops (this would be the time to add a new sink and faucet), add the finishes I've suggested, perhaps some new pendant lights. Appliances can be changed the day before you list it, if it comes to that!

Back to another topic: why is your basement bedroom not legal? Egress issues, or simply closet space? Whatever it is, having this 3rd bedroom will net you more than pouring money into a kitchen remodel that the next buyer may not like!

I think the corian looked much better before you tried to improve it. Personally, I love my milk glass solid surface and think granite is insane. Solid surface is now more expensive than granite where I live because granite is now so popular you can get deals on it. It wasn't when I built. Leave the granite in the ground people where it can be used by future generations for something more permanent than a kitchen which will live 20-30 years. I would not redo the kitchen. If these are high quality cabinets, it is not ecologically sound to trash them for an inferior product. Build the kitchen credit into your sale price. People will walk out, but unless you are desperate to sell really fast, I wouldn't do it. It is true that houses sell immediately or not for a long, long time, but with your offer to redo the kitchen, I don't see a real downside for an intelligent buyer. Wouldn't you like to sell to someone with smarts rather than someone who has no vision?

Corian can be sanded. I'd return the counters to the original, but that will be a mess for sure.

When we redid our kitchen in 2010 I wanted a colorful backsplash of glass tiles. We did that. I did NOT put in granite counters because I do not like most granite counters that I see...many look like someone up-chucked! We chose to save the money we would have spent on those expensive counters and went with black laminate. The next homeowner here can put in the granite counters. I guess what I am saying is don't invest a lot of money into making over your kitchen because you will never see a return on it and someone else may just want to change it. BTW, I liked your original white Corian as well.

I just picked up a Spring 2013 copy of Well Styled Homes - Kitchens (I think that this is a rather new publications http://www.wellstyledkitchens.com/design-coach/) On page 12 is a RED kitchen with the same pulls as yours!. Some of the upper cabinets have ribbed glass and are lit, and there is another cabinet shown which is st, st, with the same glass. The appliances are st. st. also. Your kitchen is almost up-to-date!

This is an adorable kitchen with loads of personality! Dont touch it

Wow there are a lot of comments!!!

You have to trust your instincts here. Some people may well love the red kitchen. You need to think about the professional advice you have received, as well as your own assessment - we've only seen a couple of pictures, you have actually lived in the space.

From the photos, it seems that you have gorgeous windows and green views so I would be working overtime to emphasize this - a clean white kitchen will not scream for attention like the red does.

If your gut feeling is that the red is too overpowering then I would paint the cabinetry a clean white colour that would work with the grey floors, and if the budget extends, also replace the countertops (or could you restore the old corian?)

I repainted a 1950's kitchen with laminate paint, and painted the splashbacks with tile paint. Even though the kitchen was still old, it looked fresh and clean with a lick of paint. It was a cheap, fast solution that meant the kitchen would be workable for the majority of people. I blogged about it here if you want to see the change: http://www.thislittlehouse.com.au/hells-kitchen-my-kitchen-rules-the-progress/

Good luck!

:) Elise

beware the tile paint! I tried it in a recent budget kitchen makeover and although it looked good initially
it soon began to peel off. If you are going to DYI tile paint I would do it just before the house goes on the market and try not to use the kitchen till the house sells as I don;t think these tile paints can stand washing/dirt etc

First... great location in the pines! Love the outside-in feel! Here is a different thought... It is common knowledge that most purchasers these days have a hard time imagining the end project. RED will present an issue. To advert this, You could have a kitchen designer make color computer renderings of two or three design options for the kitchen, that are of course striking. Mark up the home enough to give the new owner a "New Kitchen" allowance as a perk...

I love the red cabinets. Lovvvve

Leave it as is. Give a budget for a kitchen remodel and let the new owners decide what to do. No reason to spend money that you may not get back and I would much rather pick out what I wanted then have a new kitchen that wasn't my taste.

I only read the first few posts. I agree with what Patricia Hall said about decluttering the kitchen. I like the kitchen. I think that you did a great job with the remodel. I would definitely fix the septic before changing the kitchen. It might be a starter house, but it doesn't look like one to me, from what I saw. I like your lightbulb light fitting, too. Stanless steele appliances would look good (you knew that already becaue you chose the splashback and bin) but I'm not sure what would be worth it either.

You have good friends - frank advice is not easy to get. Unless, you had just told her a home truth and she spat back at you, "Oh yeah? Well, well... well if I was a buyer and I saw your kitchen I would take one look and walk OUT"

Two year old post.

I think your best resource would be Zillow.com. If you put in your homes address it will give you current estimated value. If you scroll down it will show you improvements you can do to your home and the approximate return you will get for these modifications. If you can spend less than what the approximate return would be an neutralize the kitchen to appeal to more people I'd say go for it. If changing the kitchen is going to be a waste of money and bring you no value, leave it for the next person. Hope this helps. Best of luck!

Remove existing backsplash, repaint cabinets an off white, and de-clutter

Old Post from 2013

That is a hard position to be in. My personal experience has been all over the board and we have lived in 3 states and owned 4 homes thus far. I would say if you are not fixing any of the other things you have mentioned like oil heat and septic then sell 'as is' and don't spend a dime on it. If you are going to have all infrastructure items fixed to get top dollar then at least get new counters. Good luck!

HELLO HELLO OLD POST FROM 2013