There is a recent extensive thread on the same issue.

Do not spend a lot of money in anticipation of selling because you will never make back that money.

Minor cosmetic fixes - declutter; clean well - without seeing your kitchen it's hard to make specific recommendations.

As posted, price your home to be competitive but many buyers would rather pay less and have the option to spend money to have exactly what they want rather than purchasing someone else's taste.

It will probably sell faster and easier if you remodel well; you will probably get back only 50% of the money you put into the remodel. Your choice depends on your market, your patience, and the competition.

Extreme decluttering, depersonalizing, and fresh paint on everything is almost always worth it. New appliances, even if they are the worst builder grade but shiny, are probably worth it if your existing ones look old (and definitely if they are avocado and harvest gold).

Extreme cleaning, decluttering, and fresh paint can do wonders. However, most folks do not have a good imagination when it comes to visualizing changes and upgrades, so that is always a challenge.

Then look for any really big problems that cause a buyer to back out. Buyers do not look hard for reasons to buy a house, but do look hard for a reason to not buy a house (to rule it out of consideration), so try to not give them one.

Bruce

Don't remodel if your only plan is to sell, because you have no idea what the new buyers will want. Make it look inviting - bright, clean, uncluttered - but don't spend money on making it look trendy, or even modern.

OMG! Sorry but you are all completely wrong! I am professional designer with a degrees in Interior Design, Landscape design, Art History. I also Have been (not currently) a real estate broker for 15 years. I teach this subject at a local community college.

People are emotional when it comes to buying a home. there are three kinds of buyers 1) emotional - I just love it have to have it! 2) vanilla- Comparing one vanilla house to the next 3- Fixer uppers- they are not going to leave penny on the table as they are looking for a deal.

Emotional Buyers pay the most. My clients say..."who is going to pay for this? What do I tell my husband?" I tell them to go to the Home Gains Study which shows, when homes are properly done a seller can "possibly" get 3 times or more, on average return on the money you invested on properly preparing home.

Emotional buyers! copyright Peggy Poulos

This "my" experience, yours may vary and you might not have enough design knowledge to do this, then seek the knowledge of a designer, or "stager" or "re-arranger". I think you can find some good ones that are reasonable.

Decide how much you'll give the buyers for a kitchen remodel, then make a fancy placard to place on an easel on the kitchen counter when the house is being shown. Something like, '$XX,XXX credit at closing for kitchen remodel,' or 'Price reflects $XX,XXX discount toward remodel of your dream kitchen.'

And clean, declutter, and paint.

I would not add a backsplash and probably leave as is. If the kitchen is truly outdated, then it’s like adding lipstick to a pig. In fact, the kitchen with backsplash may look worse than without. I’ve seen some horrible outdated kitchens done this way.

It depends on the market, but I’d probably leave it as is and clean it really well. Even if you redid it, the next owner may not like your tastes. They may even want a more extensive remodel and tear out walls. If it comes up, maybe the realtor can mention to the potential buyers that you adjusted the price to reflect the kitchen and that you thought it better that the new buyers finish it to their tastes, and not yours.

This issue is very market dependant and it matters greatly how much your house is worth and whether (and to what extent) comps are updated in your area. Please consult a real estate agent before you make this decision.

The items that pay off the most are: clean, organized, light and bright. Fresh paint and landscaping give a very good ROI when putting your home on the market.

I am a Realtor. Yes, if the kitchen and baths are outdated then an adjustment has to be made, but not as large as you think. Your Realtor can show you sold comps in your neighborhood with and without new kitchens and baths so you can see the incremental pricing.

As to emotional buyers, it is true that many buyers can't see if it isn't there. If you are selling a first time home buyers type home, many of the buyers don't have the resources to improve anything once they purchase. This is where small changes can have big rewards too. But if you go crazy with a new kitchen you won't see your money back unless you have huge equity relative to your market and you may then just be swapping dollars. In general, if you have a big remodel just to sell it, you will lose a large portion of your remodel money.

Flippers put in new kitchens but they usually take a bunch of short cuts that don't show up until the inspection. You are not flipping your home. You are looking for the best return you can make on your existing home.

My suggestion is to do a smart remodel. I have seen old kitchens with fresh paint (walls, not cabinets), updated lighting and new appliances (if needed) generate large positive returns for the sellers. Naturally, the kitchens are spic and span clean and organized. The same holds true for baths.

I would much rather buy a house with an old, outdated kitchen that I can remodel to my own specifications. I may be less likely to buy a house where money had been spent on new cosmetics in a kitchen with a poor layout - to me that's wasteful.

Are you in a huge hurry to sell? Put it on the market for a few weeks, and see what people say about it. You can always do some work later, if the backsplash and appliances seem to be holding people back.

Post pictures of the kitchen, but I would not waste money on painting cabinets. Paint the cabinets and buyers are going to wonder what you covered up. Paint them white and they are going to want gray. Clean everything squeeky clean, make sure the wall paint is fresh and neutral. and declutter. Make sure the outside is clean and fresh. Buy a few annuals for the front door or beds.

You will not get any return on a remuddle to sell. As AnnKH said, I would much rather redo myself than think someone wants me to pay for stuff I don't like.

Just think clean, neat spacious (even if you have to rent a storage unit for entra stuff).

I'm an emotional (but practical lol) buyer. As such buyer I fall in love with the whole house, not elements of it. (given it suits my family in terms of location, layout, number of rooms etc). The rest is vibe. Vibe is untangible. It's hard to predict with emotional buyers what they'll love. But they're the ones who'll take your house with whatever kitchen given it's safe. sound, and clean..they'll be more inclined to do changes themselves

now, there are always exclusions. a) you don't count only on emotional buyers. so some simple changes and refreshing might make a difference. It'd be hard to guess though..some people do updates very well, and some, I wish they didn't. 90% of the time, I wish they didn't. Not for resale.

and b) your market is such it'll support your updates and you'll see a return. Can happen in SF and Bay Area, and places as such.

but one needs to be, again, considerate when refreshing/updating

Colors, how it goes with the rest, etcetera.

So it depends. It's hard to say without seeing the pics frankly. "Outdated" wouldn't constitute a problem for me. If they look like they don't go with the house and some inner concept of it, would bother me much more. Whether older or shiny new. Maybe shiny new that doesn't feel like it belongs is even worse because then I feel I'm being wasteful redoing it.

So my vote leaning to "leave as-is, repair if needed, clean, declutter, change/improve whatever's very worn out/doesn't work, style a bit, list according to your market"

But I don't know your market, your house, or you:) You might live in SF and be this rare homeowner who updates very sensibly before resale..

Why do you want to paint the cabinets? What color? what colors are around? You don't want to create an effect "I painted everything new trendy colors but my flooring doesn't go now".

Ah, and stain is (slowly) coming back btw. what stain do you currently have?

Yes, it is counter intuitive, I know, but the majority of people have no idea how to fix a house, inexpensively. Take this home we are talking about. It actually has a lot going for it already. It can be done rather inexpensively. Some people are good at seeing the possibilities, most are not, and that is why there are designers, artists and architects. But leaving anything to a buyer to figure out will almost always cost the seller many times more than it would have cost if the seller had handled it in the first place.

"Take this home we are talking about."-I can't:) I've never seen it. I read description. OP's "outdated" might be somebody's dream come true for all I know-or not. I don't know where the house stands thus I don't know the market. I don't know the OP. Maybe s/he possesses the vision, maybe he's even an artist. Maybe the labor in his area is such it can't be done inexpensively..or maybe there's not a lot of labour, just a bit..or he's an avid DIY-er, or maybe he works in the industry/his family does-and it can be done inexpensively. It's a bit of general speculation at this point..and it's fine since we have only general info

Unless blue_oceanlinus wants more specific help, and provides more specific info we can either base our opinions on generalizations and our personal preferences. Both are helpful.. to a degree. I guess.

Also, more cabinets and counterspace on left with a white refrigerator. In the very least, I feel like I should update to all stainless steel. The plan is to sell in the next 2-5 years...prefer sooner than later, so it's not a rush but I want to wise about what is put in vs what going to get back. Definitely will discuss with real estate agent too.

Oh, you have a great kitchen! Yes, match all the appliances. They don't have to be the same brand, just the same color. Change the knobs to stainless and change the valance.

That actually has a nice vintage appeal. Bonus points if you have a colored tile bathroom. It’s gone pasted the “dated” sell by straight into Retro. Which is hot right now.

I’d try to accent the vintage charm, and NOT do stainless appliances. White looks perfectly fine for Retro.

- I like the vintage style of the cabinets(subjective, I know) Wouldn't paint, frankly(even though these will look nice painted)-the character will stay, and a buyer might prefer other colors. Would pick up vintage-y feel with different hardware. Less dissapearing into cabs but same feel. Modern hardware would be trying too hard to turn it into something it's not, or so I think

-the flooring looks a tad warmer than the countertop..or is it lighting? how it is irl? maybe makes sense, when repainting, pick up a color that plays well with both countertops and flooring if indeed different..a tad richer. Disregard if lighting throws me off

-where's the fridge? important to understand the layout..Since one of the most important things in the kitchen is obviously layout.

-you mentioned everything will be stainless steel, right? Is the faucet a pull-out? Does it work well? you can consider changing for a higher faucet..

I wouldn't go into changing countertops and backsplash..that's already whole nine yards. Unless you will enjoy it yourself for some time before selling...

De-clutter, freshen up, put something colorful on the counter..bowl with lemons))..

I'm interested of course to hear what others would say

post the baths if you have time/energy...and thank you for sharing your pics, it's definitely helpful

(if you mention your market there's chance somebody here will know what's worth investing into, what's not. easier to talk to local realtors though. but they must be good ones)

To summarize-I don't get "outdated" feel from your kitchen..do you feel it correlates well with the rest of the house? If yes-intervene minimally by adding a touch of more unique..some color, stuff like that

ah, I missed your post..

well if you change out the stove-I'd leave white fridge. but not a big deal either way

if you're going to stay in the house for 5 more years then it's whole other matter..maybe you want to re-do for your own enjoyment..keeping resale in mind

(things will change though in 5 years. Regarding resale. So do what you'd like to do..as long as it makes sense, flows as they say, and yes, picks up that sweet vintage character)

ETA: missed couple other posts when composing my essay..))

Bathroom is blue and white tile walls with a blue tub! Floor is very cracked old tile but the rest is in good condition. I will post a photo when husband is out of there haha. Thanks for any suggestions!

I wouldn't buy a kitchen designed by a seller or designer. Sell me the house at comparable value and I'll do my own remodeling, thank you.

Please post a pic of the bathroom when you can so we can suggest flooring maybe. If yours beyond repair. Sounds like you're into that hot Retro territory..))

Aprilneverends.....to answer some questions. Floor is warmer and i like your ideas of pull out faucet and update hardware. Here are more pictures.

Other bathroom

Also, backsplash in kitchen is laminate that matches the countertop and it stretches up behind the cabinets. It also has a huge crack. What would you do?

okay..you're officially in the hot Retro territory..:)

Flooring would look best being cooler..in terms of color..needs to correspond well with the era as well..let me think, ok? I sure hope while I'm thinking others will contribute too

meanwhile I'd go on this Retro Renovation website, check it out..

One more question if anyone has any thoughts....if I keep the white fridge (just bought 2 yrs ago). Microwave and dishwasher will need replaced in next 2 yrs. . Do i change all appliances to white? Thank you, thank you, for your help.

I don't care if I'd get my money back (or even twice the money back) on what I'd spend renovating my kitchen, because I'd have to live through the renovation. New hardware, floor coverings, paint? Sure. New appliances, floors, counters, sinks? Nope - I don't want to live through those changes. That's worth a lot to me.

yep..change it to white if changing anyway. I don't know why but-at least to me-white works better with white ..than with stainless..it'd create a bit of contrast with your cabs though..ah it's a pity they either don't sell colorful appliances or one needs to sell half of his kitchen to buy these..))

thank you for opening this thread, and for sharing the pics..delightful challenge.

You realize there's lots of people out there that dream to have your blue tub and rose toilet? There are. I for example wanted green lol. No luck.

I think: keep the character whatever you do..

In the kitchen ..with Formica..I like it as is..if you don't-I'd consider another Formica.:) .but I see nothing wrong with it except for this crack. Others here will know whether possible to repair?..

I'd rather change the floors.(even though from my brief reading-they're true to the era.).

But I don't see how relates to the rest of the space, the kitchen and the flooring..that's important to know, to estimate how the transition will be..if easy trasition-I'd be bold..I'd go with color..smth Marmoleum? maybe even simple pattern..unless you're reluctant or transition is hard..

I'm just thinking out loud what I'd do if I'd be staying there, you know?

Are you sure you'll sell? lol

You need to consider all your elements together. If you sell soon, thus don't, or almost don't change the color scheme, that's one thing. You just need to mind it..anything new that goes in should work well with whatever's there.

If you're going to spend there who knows how many years you might as well go all house-proud, you know? They didn't play it very safe back then

Bathrooms. Oh. Change outlets in the bathrooms. Whiter ones. In the blue bathroom..I'd say white tile but I'd be honest with you-I myself get very irritated cleaning it. So. Tell me if you're like me. Why to suggest something that irritates on the daily basis, right?

Please leave the vanity in its glory!! Especially the woodwork

Your blush bathroom is like wow, blush bathroom-and I'm deadly serious. What a glorious color. I find vanity and wall cabinet are a bit too loud and compete..need to think..easiest would be to change the hardware. Would go with white..

Flooring works better in terms of colors..seems newer too..I can't say it's best for this bath, but it's not first priority, unless I miss on something. Walls, I'd do warmer white if not blush pink..

Something with a bit of black, like art, would look smashing with this pink plus white

loose the rug around the toilet ..if you can..

take the beauty of your place and celebrate it..besides decluttering...I'll continue to think..hopefully while I'm writing this there will be other more coherent comments..))

You can get an estimate for new laminate in a plain or retro pattern for the kitchen.

The broken floor tile in the bathroom may be patchable by a local professional tiler. It won't look perfect, but you won't stub your toes on it. The floor tile grout can be painted off white to match the tiles. It will look a lot fresher.

Just Blue Matte Finish 4 ft. x 8 ft. Vertical Grade Laminate Sheet · More Info

This is so location and market specific -- I'd get out to some open houses in your intended price range and see what's out there. Watch what sells, for what price, and how fast. Get into the mind of your prospective buyer, who's probably not you, but who you were way back when you bought this place.

Is your buyer someone who would view your current kitchen as an upgrade to the place they are renting? It's very possible -- your kitchen looks pretty good, it's functional, it's clean, it's big. Compare it to rentals if your prospective market is currently a renter buying a first home.

There are a lot of flips out there, maybe you want to sell fast (but I doubt it, if you are considering a renovation before listing).

Anecdote time: we aren't first time buyers. When we bought our current condo, there were two identical condos on the market, one $85K higher with $85K worth of reno's, the other hadn't been touched since the 90s. We went with the cheaper one because we did not like the reno's done in the other, even though it was technically more "move in ready." We then proceeded to spend way more than $85K to get it to where we wanted to be -- without the guilt of ripping out brand new though cheap cabinets and counters.

Whereas somebody bought our previous place, which had been a flip 15 years ago, and we didn't do a thing to it for 15 years, other than keep it clean. It had wildly painted walls everywhere. We didn't bother to paint it all a more market-pleasing white or grey. We still got good $ and sold quite fast. To a first-time home buyer who was tired of renting -- and our place with the wild paint colors certainly did not look like a bland white box rental. Also our previous place had pickled pink white cabinets and pink fake marble throughout (hello Home Depot builder's special). Did not deter anyone; we had 3 offers within a week.

Personally, for some of us, painting wood cabinets isn't going to do you any favor. All other things being equal, I'd prefer the stain over paint.

I don't know where you live / what the real estate market is like.... but that kitchen is not bad, someone can easily live with it & update on their own, to their specific taste. Living though a hassle of a renovation where you probably won't make your money back sounds painful. I suggest you spruce it up where you can (paint, fixtures, replace not-working appliances or offer a credit to the buyer to select their own). The house next-door to me just sold, the buyer is ripping out the kitchen (it's gorgeous & only 6 years old) b/c it wasn't his style and he wanted to change the layout. Let your buyer decide what kind of kitchen they want.