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sunuttz

What to do with oak kitchen cabinets without getting rid of the oak.

sunuttz
8 years ago


We renovated a 25 year old whole house and now have to sell it. The main complaint from buyers is about not liking oak kitchen cabinets. We were told if we painted them (an off-white), then the house would sell. My husband is old fashioned and thinks that's sacrilege to paint over the beautiful grain of oak. What can you suggest to make it not look so dated with the oak, but to also not spend thousands of dollars doing something like replacing all of the oak or painting it? Is there anything we can do with the existing cabinets and still appeal to buyers so that we can sell the house?


Comments (98)

  • PRO
    Mossy Cobble Design
    8 years ago
    last modified: 8 years ago

    This is a very common dilemma as honey oak kitchens used to be very popular! Your realtor is right, changing the honey finish will make a world of a difference. Oak is actually quite popular still and by sanding the cabinets down and using either a white or grey stain you will still showcase the grain but give a much more inviting feel to your younger home purchasers. Also adding some contemporary hardware will freshen up the look.

    sunuttz thanked Mossy Cobble Design
  • susanalanandwrigley
    8 years ago
    last modified: 8 years ago

    Something's not adding up here, if you have one of the smaller and cheaper houses in the neighborhood, you would think that would be attractive to buyers even if it means some reno. I'm wondering if you can trust your realtor's assessment of why people aren't interested - maybe he/she is projecting her own feelings onto the buyers or even passing her prejudices along. Personally my issue with the kitchen goes way beyond the oak - the setup looks ineffecient and unnecessarily large to me (for instance the distance from fridge to sink looks too far, with island in the way, and the fridge looks like it opens into a main walk-through area) - but that said, I can't imagine it is worth it to invest in redoing the kitchen to sell the house. Instead neutralize as much as possible (ie not sure about paint treatment in tray ceiling, remove blue cushions from barstools) and declutter (remove placemats and as much as possible from the counter surface).

    Any house price right should be sellable. So also consider if you have the right realtor. Consider a realtor that has proven success in your and maybe similar neighborhoods.

    *Edited to add that cabinet hardware would be an easy and relatively inexpensive update. I've never really understood the no hardware look except maybe in a super modern, minimalist kitchen. Not only does it look bare to me, it does not seem very practical, who wants someone's grubby hands all over the wood trying to open a drawer?

    sunuttz thanked susanalanandwrigley
  • kholodenko
    8 years ago
    @sunuttz In my neck of the woods, a house at 4600 square feet would need to either be a luxury mansion in a top-notch location, possibly older but super elegant. Or it would have to have a complete in-law suite and/or an au pair suite and/or maid's quarters etc... Or a huge and beautiful piece of land which is good for horses. There would definitely need to be a separate second entrance and separate second kitchen and second laundry. Otherwise, by now, it would have been subdivided into at least two units, maybe even three or four.
    Not what you want to hear, I'm sure, but I'm in Metro Boston and we didn't have that much of a recession compared to most places. In other words, there are lots and lots of wealthy people here, but most of them don't want a house that large without some kind of help. Not sure what your options are in a HOA community.
  • sunuttz
    Original Author
    8 years ago

    We probably will go with what mossy cobble design said. I looked at the houses that sold in the neighborhood, and they had light oak kitchens mostly, one had a medium oak kitchen, with granite or some type of stone counter top. We are in the northern San Diego area which is horse country and vineyards.

  • leelee
    8 years ago

    Even if you do paint there are still the arches on the top cabinets and refrigerator. To me that's what makes them look dated. Some people like wood cabinets, even oak.

    Why don't you get an inspection done so you'll know what you really need to spend money on. Although your home looks very well maintained you might be surprised what an inspector would find. I think usually the buyer gets the inspection but you could get out in front of any issues and not be blindsided.

  • kholodenko
    8 years ago
    @sunuttz Interesting how regional these things are. All my advice was given assuming your home was between 2400 and 2800 square feet. In my part of the world, at 4600 one would have (1) separate breakfast nook big enough for several armchairs or a table for at least four. A bar counter would be considered extremely poor taste. (2) A sizeable butler's pantry with built-in in wine racks, wine fridge, china and linen storage. (3) a mud room for guests coming over casually or for owners coming into the house from the garden. It's hard for me to imagine a house of the size you have without those things, as I haven't seen it. So for all I know, you probably should color the cabinets if that's the norm where you are.
  • ecpt
    8 years ago
    You've dropped your price 3 times and are now undermarket. It's time for a new realtor.
    sunuttz thanked ecpt
  • _sophiewheeler
    8 years ago

    Post the actual listing.

  • adware
    8 years ago
    last modified: 8 years ago

    Sorry I know I'm late to this game but I don't mind your cabinets.. They aren't as "golden" as some I've seen :) Obviously people generally want to buy a turnkey place but they aren't going to despise your cabinets enough to decide not to buy the home because of it as long as you switch a few things up in this room.

    DON'T drop your price any more.. DO hire someone to stage your home, or, do as much research on staging your home as possible then do it yourself. I can easily look at this picture and see several things that would make this kitchen sell better..

    1. Get rid of couch cushions. Get rid of too many plants. Get rid of placemats, mason jars, island center piece. Those countertops need to be a focal point so show 'em off. Put away the antique bike and clock décor.

    2. Paint the blue in the room a neutral color but still something "in".. i.e. "greige".

    3. Update your light fixtures. Those are too much "you". You need something neutral. Those snake pendants would be the first thing I saw and wanted to change when I walked in this room. The chandelier is too small and high.. Find something less gem-y.

    4. Add statement hardware to the cabinets.

    5. Show the house again

    If your realtor hasn't already told you all this then you probably need a new realtor anyway :)

    sunuttz thanked adware
  • Steph
    8 years ago
    How's it the Realtor's fault that they aren't getting offers and getting negative comments on kitchen and yard.

    I would not spend a lot of extra money making updates, unless you are willing to pull the listing for at least a month and are willing to put in most of the work yourself.

    There's nothing wrong with this kitchen. More than likely you were very overpriced when you first hit the market & now your listing is stale. If your house was considered somewhat a bargain from the start, it would have been fought over and snagged within the month.
    sunuttz thanked Steph
  • adware
    8 years ago
    last modified: 8 years ago

    Steph, a good realtor would know to suggest these simple and cheap changes that would make a big impact after getting some negative feedback on the kitchen, before suggesting multiple price drops. Home staging is a huge and growing industry because it works and because you can always drop the price later, if it doesn't.

    sunuttz thanked adware
  • sunuttz
    Original Author
    8 years ago
    last modified: 8 years ago

    We took off the oak panels on the sub zero frige and put on stainless doors, took the blue cushions off the barstools...thinking of staining the barstools black, took away the placemats and mason jars, took away the black framed pictures, most all the greens and most of the center island center pieces are gone, and got a quote to get a laquer paint onto the oak cabinets with stainless hardware. Haven't decided on what color yet for the lacquer, maybe a light cream or light gray.

  • lobelia
    8 years ago
    It would be great to see a photo of the changes you've already made!
    sunuttz thanked lobelia
  • acm
    8 years ago

    we're rooting for you! sorry it's such a hassle, especially since you probably feel affection for the house and are a little sad nobody else loves it. still, your buyer is out there!

    sunuttz thanked acm
  • sunuttz
    Original Author
    8 years ago

    Thank you. I love that this is such a supportive forum and that almost all of the comments have been constructive, for the most part. It gives me hope. I will post pictures soon.

  • azalea11
    8 years ago
    last modified: 8 years ago

    This kitchen has similar floor color like yours and same cathedral door style. I like its off white color white gold accent, it gives classic look without outdate feeling. Good luck with the painting!

    sunuttz thanked azalea11
  • sunuttz
    Original Author
    8 years ago

    It's nice to see what our cabinets will look like painted. Thank you for the picture!

  • sunuttz
    Original Author
    8 years ago

    Here are some picts from last weekend when we started changing things around a bit. Handles on drawers, stainless refrigerator doors, no blue cushions or black picture frames or excessive greenery, etc. We haven't decided on when to paint cabinets or if this change is enough for it to sell. Zillow has estimated our house to be $300K under market values, so maybe this will do it if we find the right buyer.


  • apple_pie_order
    8 years ago

    Good changes. If you want comments on staging the rest of the house, just post photos, you may get some useful advice.

    sunuttz thanked apple_pie_order
  • Steph
    8 years ago
    The Zillow estimate is a joke. The only thing that is going to determine your house's value is the price it actually sells for. You can make best guesses through comps and an official appraisal, but that is just a guess until you are able to close.

    I would hate to buy s house with poorly painted cabinets just for a sale. That said, if done right, they will look awesome, but it takes a lot of effort.
    sunuttz thanked Steph
  • adware
    8 years ago

    It looks much better but I still think you've got too much "stuff" covering your countertops.. For your showing I would nix the runner and just lay out a burgundy napkin with the wine and glasses on it. Hide the rest except for maybe the two plants. Simplify the things in your island center piece - maybe some real fresh fruit such as lemons - and hide the pumpkin bowl thats against that gorgeous black marble backsplash. Take down or move the peacock décor.. the colors fit the theme you were going for before but not the simpler theme for sale, and its coming off as really busy. I wouldn't bother with paint for the cabinets. Looks much better already :)

    sunuttz thanked adware
  • sunuttz
    Original Author
    8 years ago

    Thank you for the great advice. I will declutter.

  • rocketjcat
    8 years ago
    Looks much better! I hope the suggestion to replace the fridge panels wasn't too expensive! What is the paint treatment on the tray ceiling? I think it might be less obvious painted to match the ceiling?
    sunuttz thanked rocketjcat
  • sunuttz
    Original Author
    8 years ago

    $399 for the frige panels. The paint in the ceiling is a faux with Ralph Lauren metallic paint (gold and bronze) and 4 other colors.

  • rocketjcat
    8 years ago
    That's a great backsplash by the stove but it looks a little dark over there. If you have under cabinet lighting I would recommend keeping it turned on. Also I'm not a big fan of the snakey looking lights over the peninsula, and I would recommend repainting the tray ceiling, now that you've explained what it is. What is the center light fixture? Not much more "tweaking" can be done in here, I don't think, but if you have other rooms that have gotten bad feedback, maybe you could post those.
    sunuttz thanked rocketjcat
  • Anne Arjani
    7 years ago

    Although I am not selling my home I recently grappled with the same challenge: I updated my tired kitchen Cherry cabinets by refinishing the cabinets, replacing all hardware in such a way that I now have the beautiful silent close. New light colored stone would have been a big plus, perhaps next year. Additionally, using smart looking handles rather than knobs also updated the look. This project did involve making new drawer boxes. It would have cost EXACTLY the SAME to throw away my somewhat dated kitchen doors, and make new doors. If you want to inexpensively update ($20K in Silicon Valley CA) a large kitchen such as yours, replacing the doors, remaking drawer boxes, updating all hardware, and refinishing the original boxes is the most impactful way to update your kitchen. If you go with darker tones, your hardware should be black.

    The kitchen Island should be a contrast color such as black, making it look more like a piece of furniture.

    Refinishing floors always provides a fresh look. Ditto light fixtures.

    I agree that you should also change the color of the walls from blue to a medium Gray such as Benjamin Moore Edgecomb Gray (lighter) or Benjamin Moore AC-31 Warm Gray.

    I am a Realtor, and I updated my home with resale in mind. I agree with you: buyers don't want to pay for a renovation if they are completely leveraged to get into a home. I find this odd since then the buyer (over time) can make their home truly "their own". This newer generation of buyers has very high expectations based on watching HGTV. We consider the HGTV shows to be a form of "Real Estate Porn", as the prices for the renovations are incomprehensible to us (as in waaaay too inexpensive for our area).

    sunuttz thanked Anne Arjani
  • willinak
    7 years ago

    I think the 4th photo down shows exactly the problem...the wild oak grain (I'm dealing with that too). I'm looking at doing a darker grey gel stain on the oak. As I think someone mentioned, you could pull the drawer fronts and doors and replace with lighter wood or paint grade, then paint the face frames white.

    Paint or stain, then raise your asking price to cover the cost. I'd bet it will sell, but the oak has to go!

    sunuttz thanked willinak
  • rosiebeach
    7 years ago
    I'm new here....but I lived in Carlsbad for many years. Your house needs to be professionally staged. By a top stager...they work miracles!! You just need some design help...I vote for no green, no grey. I would never have grey in my house. So many people have so many preferences...stay neutral, stage that house!! They work miracles.....and best of luck to you!! Your home is gorgeous!!
    sunuttz thanked rosiebeach
  • sharonmblack
    7 years ago

    You're getting there. Keep going and don't forget to update us.

    sunuttz thanked sharonmblack
  • justbeckyg
    7 years ago
    It's true that oak is no longer popular but the other problem I notice is the lowered ceiling over the kitchen. The combination of the two is the main thing dating the room. It looks like a texture paint treatment inside the tray ceiling, paint over that, it brings the ceiling down. Paint the island a dark charcoal and change the top to a light granite. Your are moving so your husband doesn't need to like it, the future buyer does. Also change the island light to something more modern and lower it. Be sure to have your realtor take new photos after you make the changes. Good luck!
    sunuttz thanked justbeckyg
  • PRO
    GannonCo
    7 years ago

    You need a new realtor. Most realtors are part time hacks who put zero into selling a house besides sitting there for an open house. If it doesn't sell guess what...it can't be them it has to be the price. If you are a realtor and are insulted about what I just wrote that is good because you aren't that kind of realtor unfortunately 90% are.

    Realtors have to understand that they have to SELL the house and not just show it. I can't imagine someone not buying a house that is otherwise perfect for them especially if the price is adjusted for the supposed hated kitchen. Problem is the realtor hasn't provided them with the insight on what to do and how the home is a value buying as is.

    For starters I would fire the realtor. Then hire a real staging company. Eliminate all other issues so it truly is narrowed down to just the kitchen. Get a estimate with computer generated illustration of what the kitchen would look like done. Add 10 or $20k on top of that as a bonus to the buyer. What you have now done is shown them a visual and also given them hard facts that they are getting a deal buying as is. Would you rather have your dream home with a built to order brand new kitchen or one that is ok and a year or so old?

    The more a realtor keeps lowering the price the more they hurt the sale of the home. People see a small problem as a huge one as why else would they keep lowering the price. Your realtor should be giving you plenty of other selling tactics vs just lowering the price.

    sunuttz thanked GannonCo
  • dakwillis2133
    6 years ago

    I'm curious as to whether or not you painted your oak cabinets? We are facing the same dilemma now and our cabinets are exactly the color of your cabinets in your original post/picture. I am leaning toward painting them a cream color but my husband just wants to refinish the cabinets and put a darker stain on them. If you get time, would you post an updated picture?

    sunuttz thanked dakwillis2133
  • sunuttz
    Original Author
    6 years ago


    Yes, we painted them a light cream. My husband hates it and wishes we did a dark oak and left it a solid wood finish. The problem I have with it is that everything shows on the light paint. Being a kitchen, where you are cooking and have your hands dirty with grease or tomato paste or whatever, the white cabinets tend to show the dirt a lot more. I’ll send lots of pictures so you can decide.



  • nicole___
    6 years ago
    last modified: 6 years ago

    WOW! Painting the cabinets white updated your look! Very nice! Also the housing market is up right now. Are you still selling? (this post is 2 years old)

    sunuttz thanked nicole___
  • dakwillis2133
    6 years ago

    I LOVE the cabinets!! They look more white than cream and I can see how they would show dirt or food. I'm looking at a true cream/beige color. I hope they will be better with dirt. Are you still in the house? Did you decide against selling or it didn't sell? Again, I absolutely LOVE your kitchen now! Thank you so much for your reply!

    sunuttz thanked dakwillis2133
  • sunuttz
    Original Author
    6 years ago

    We never even got an offer after painting the cabinets. We hired another realtor, even dropped the price after a while and no offers. Here are the realtor’s pictures done by a professional photographer. The last picture is looking at the kitchen from the family room. Since we never got serious offers in all the time we’ve had it up for sale, we are planning to move into it in the May/June time frame.

  • Linda
    6 years ago
    Consider a new realtor that has the experience and contacts.
    sunuttz thanked Linda
  • sunuttz
    Original Author
    6 years ago

    Hi Linda, we hired a very well respected realtor that had 35 years in the area the first time, and a professional stager. The second time, we hired another well respected team with even more contacts and years in the area. Basically there were 2 main complaints against the house. One was the oak kitchen and the second was lack of a large useable backyard. We have over 2 acres of yard but most of it is downslope.

    After we painted the kitchen, we no longer had complaints about it. We only heard complaints about the backyard. There’s not much we can do about our backyard that is affordable. See pictures.


  • PRO
    Mimy von Schreiner /John R. Wood Properties
    6 years ago
    As a realtor in another market that has warm weather ? People want an outdoor space they feel they can enjoy and entertain on. That green color, and lack of furniture that invites me to sit sown and enjoy the spectacular view!? Is a mistake. Either stain the patio a dark brown, or put brick paver veneer or tile that looks like wood and get it set up in a way that is inviting....people won't miss the backyard as much then..besides less mowing ;) or maybe an outdoor fireplace at one end ?
    The kitchen? Looks so much brighter and newer. I think it's a nifty place and it makes me sad it hasn't sold :(
    sunuttz thanked Mimy von Schreiner /John R. Wood Properties
  • kazzh
    6 years ago
    oh dear god, what I would give for that view and space............the painted kitchen does wonders for the light levels. Congrats on taking the step...
    sunuttz thanked kazzh
  • R S
    6 years ago
    The kitchen looks a million times better painted white!! I agree, stain or change the green patio and stage with furniture. Consider a fence as well, families with kids would fear their kids falling down that slope. Maybe put in a fire pit from Home Depot, not expensive, but gives an outdoor activity.
    sunuttz thanked R S
  • nicole___
    6 years ago

    Such a beautiful home! My neighbor just sold a large property, he did come down in price and it took a year....but it did sell. I'm in Colorado. To be honest....little starter houses are the BIG sellers right now. 3 bdr/1.5 bath 1500 sq feet. Everyone is just starting out or downsizing & retiring here. Heating, cooling and watering is too much money for most people who want to live well here.

    sunuttz thanked nicole___
  • felizlady
    6 years ago
    There is nothing you can do to update the style of your kitchen cabinetry without spending money. The door style is dated. Your photos show golden oak in two shots and a reddish-brownish color in two shots, so we don't know which color is accurate, but the golden oak color is definitely passe'.
    Consider dropping your asking price $20,000 or spending the $20,000 to update.
    sunuttz thanked felizlady
  • jennob
    6 years ago
    I would paint your cabinets. I would also paint all doors and trim that is in the house white or an off white. I find wood trim dates the place.

    Im a big fan off white or off white cabinets but in your case what about something different. What about painting the walls a ver light grey in the kitchen maybe in a tone similar to what you have but very soft. Paint the cabinets a grey green colour. Another person suggested putting in glass in upper cabinets. That is a great idea. Maybe paint your island darker or lighter colour and cover the top with stainless steel. Its reasonably priced to do that. Then get some modern knobs. Simple nothing funky. Replace the light fixture in the center with maybe something like a modern drum that hangs down more. Ill attach some photos.

    Those are ideas. For cost, the very first thing I would do is paint the kitchen. Next replace the light fixture. Then paint the trim. Take a step back and see what a difference that makes first. Take everything off the counters too.
    sunuttz thanked jennob
  • sunuttz
    Original Author
    6 years ago
    last modified: 6 years ago

    Response for felizlady:

    The first time we listed, we ended up dropping the price so many times that it ended up being reduced a total of $200,000, and we were already the lowest priced house in the neighborhood.

    With the housing prices going up in the San Diego area, and with painted cabinets and other changes, we relisted with another realtor at our original price, which was still under market for the comps in the area. After 5 months, we lowered the price $100,000, and then finally took it off the market because of the lack of offers, even with the caravans, open houses, advertising, etc.

    The oak in the house is much darker than the golden. I think what you are seeing might be the difference in taking amateur pictures in different lighting with my iPad versus the pictures taken by the professional photographer. The center island has a solid maple butcher block top and is much lighter than the rest of the oak in the house.

  • jennob
    6 years ago
    Sorry didn't see you had done it.
  • sunuttz
    Original Author
    6 years ago

    Not a problem. You have good ideas.

  • sunnydrew
    6 years ago
    Again, the realtor has accentuate the positive, views, and downplay the negative, slope of yard. You have a great house, and it will just take that certain buyer.
    I hope moving back in is the best way to go for you.
    sunuttz thanked sunnydrew
  • Linda
    6 years ago
    I hope you get a buyer and are able to move where you want to move. I’m not a patient person so I have a lot of respect for how you are handling this situation. It will sell.
    sunuttz thanked Linda
  • Diane Powell
    last month
    last modified: last month

    I am in the process of getting my house ready for sale. I too have an older oak cabinet kitchen. I really don't want to paint them, any suggestions for staging.


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