Soapstone. Get a hard variety, like Stormy Black, which has very little veining. Soapstone: M. Teixeira

Do you need new counters right now?

How long have you lived with this kitchen?

Use light brass hardware that blends into the cabinets as much as possible. White corian counter that matches the floor color, under mount sink, and a very soft blue or soft green backsplash tile with low contrast grout - colors like in this kitchen:

Cabin at Royal, Arkansas · More Info

Also realize that you have a TON of outlets on your backsplash and they are going to interrupt whatever pattern backsplash you use and be very visible. For this reason, if it were my kitchen, I'd get white corian countertops to match the floor, run a 5" splash of corian up the wall, change the outlet plates to white, and paint the rest of the splash white. It will be a very clean modern look and your beautiful cabinets will be the focus of the room, like here:

Kitchen Remodel - Bellevue, Washington · More Info

You can always being in accent colors with accessories.

I like your current white countertop color because it looks good with the floors. An off white might clash with the floors, a darker grey or black is going to be too high contrast with the floors for my taste. (I think your floors are bossier than the stripes in the cabinets.)

Your floor grout lines are very intense and graphic. For that reason, if you do get a splash, get one that is not very busy and can match the grout to the splash tile so the grout lines aren't competing with the cabinet stripes and floor grout.

What you have works great so if the countertops are worn and need replacement I would emulate the look. Solid white surface on both counter and backsplash. You could go with the traditional as suggested above or put a solid matching piece on the wall. Tile will always have grout lines and you have enough with the floor and wood.

I agree that marble would be awful here. Your cabinets, while not top-shelf busy, would absolutely clashy-clash-clash with the movement in marble.

I believe the posters who suggest black countertops are giving you great advice. While they're not my favorite overall, they will work very well with your kitchen. You appear to have natural light coming in from over the sink, and that'll keep the black from being overhwhelming. Lisedv's image above is very appealing.

Thinking of light: The undercounter lighting that Lisedv added makes as much difference as the cabinets /countertops themselves. Definitely put some thought into that.

Here comes the voice of reason -- the voice no one likes to hear: What kind of condition are the cabinets in? They're not new. It doesn't really make a lot of sense to bring in $$$$$ stone on top of old cabinets. I'd put serious thought into black laminate. It won't cost as much as stone, and it (hopefully) will wear out about the same time as the cabinets.

I'd keep the existing hardware -- at least give it a shot before replacing it.

That leaves the backsplash. I'd go with a white /cream mini-brick. Something with a little texture. Keep your grout monochrome. That texture will help hide the multitude of outlets. Don't get me wrong: I wish I had your problem -- I only have two outlets in my 1970s kitchen, and one's dedicated to the microwave.

Last thought: This leaves you with a lot of neutrals. Do you know the 60/30/10 color rule? 60% one color, 30% a secondary color, 10% accent color. Red comes to mind right away, as it's my favorite -- but yellow, blue or green could also work. Bring in a bit of artwork, linens, a few dishes to get that 10% accent color.

Perhaps you can take a close-up picture of the backsplash so we can see it's actual colour.

I am going to be selling the unit. I like the idea of black or soapstone. The cabinets are in great condition.

I like the mockups lisedv put together. I’m a fan of natural stone and love soapstone, but since you’re sprucing up to sell, I’d price out inexpensive black quartz / solid surface / Formica along with solid black granite (honed, leathered, or polished.)

You can find inexpensive hardware from a number of sources, including Amazon. Just make sure you measure the holes carefully and check the return policies.

Much as I love tile backsplashes, I think you could just paint since you’re selling. Just make sure everything is clean and clutter free. (Looks like it is.)

No soapstone for a filp, look for something cheaper. I do not know the cost of corian but it would fit well aesthetically.

If you are selling the unit, do not waste money on major upgrades. You will not see a return on investment. Just make sure everything is squeaky clean and in good repair. I can't be sure, but it looks to me like the current counters are Formica or a similar laminate. If they are clean and not damaged, leave them be. The next owner will either cherish the old-fashioned look of the kitchen, or gut it and start over.

@amystoller The value of upgrades depends on a lot of aspects and can sometimes give more than a return on investment. For example, this post: How do I update the kitchen without replacing the cabinets? shows a kitchen that was upgraded with new appliances, counters, etc as part of an entire house reno to flip by the OP. If you look up the property details it is a 2 bed/ 2 bath condo that was bought for 90k and went under contract in 5 days with a list price of 174.5k. The actual gain does depend on how much the owner can do themselves, including potentially selling without an agent. With the right house at the right price, upgrades can pay off.

The cabinets may be in great condition, but they are old and you have no drawers. If you spend $1000 on new countertops you will get a return of about 60 - 80% depending on your market, so max of $800 - you’ll be losing $200. Plus nothing makes ”great condition” old cabinets look worse than a new counter.

The fiscally smart thing to do is to price your unit taking into account that the kitchen is old. I’ll repeat that because no one ever listens to it. The fiscally smart thing to do is to price your unit taking into account that the kitchen is old. Don’t price the same as a renovated unit in your building. If you want to price the unit at a premium you need to do more than replace the counter tops.

Need more photos of all four full sides, especially over the sink.

If this is a flip, then do lighly patterned white Corian countertops--not expensive marble or soapstone--stainless steel appliances and range hood, and modern brass hardware on the cabinets. Thing is, if you're cutting countertops, then consider a new sink and swan faucets if they're not in tip top condition.

Shaw Industries Rock Creek Quarry Tile 0314V 00275 · More Info

@eam44 This is possibly a serial flipper, they have already renovated and flipped at least one condo in this same retirement community and asked for advise on this thread. This new unit can be seen here, apparently they may not even own it yet and are just considering how they would flip it? They did enough work in the first condo shown that the counters did have value as part of the whole vs on their own.

You are selling ? Leave it as your ROI will be nil and the next guy proably won't like it anyway. Price as is and move on . Just clean and clean again and make the price waht is should be as it is.. Th cabinets are old a new counter will not fix that.

For prep for listing, place new hardware on cabs .... remove or paint white the paper towel thing….id think about white appliances. White formica in good condition can just be left intact. Find a set of vintage canisters , and youre done.

update the hardware / sleek as below, or maybe retro ... anything white in good condition ( floor / counters ) and basic can stay..think about white appliances.

Custom Maple Book-Matched Cabinets with Recessed Lighting in Streng Kitchen · More Info

Mid-Century Reno · More Info

if selling it, why waste money on new countertops w/old cabs? the new buyer will prob rip out everything. not worth the expense for the ROI.

I'd maybe change the hardware.

but out some decorative cutting boards and other elements to make the countertop more inviting.

change out those dingy looking outlets and plate covers to something cleaner and whiter.

Am I missing something? some people have mentioned a flip for this house, is it a flip? I don't recall anything being said but I was more under the impression this might be a new house for the OP.

Since selling you should not make upgrades.

OP wrote "I am going to be selling the unit." They did not say it was a flip.

Decide on your budget and compare counter types/costs per sq feet, to help you narrow down.

Then consider the visual pros and cons of going light vs dark and maybe look at lots of on line examples and keep in mind the flooring.

Once counter is installed, bring home lots of backsplash tiles. Subway might be an easy choice.

New hardware and a mat will lessen the look of the dated flooring.

You may not get back the money you invested, but kitchen will look better and therefore attract more interest.

Soapstone is very expensive. My daughter just installed it in her new kitchen. I don't think changing out counters, at this point, makes finanicial sense for you. In the kitchen you have wood tone cabinets, white appliances, white tile floor, white counters and black hardware. What if you paint the walls the white of the counter? Also, those outlets...way too many, but there they are. Don't laugh...change them to white.

Any wall space for art, framed in the tone of cabinets?

Add a high performance rug.

Soapstone counters are considered a high-end, premium material. They typically cost between $70 and $120+ per square foot installed, making them generally more expensive than mid-grade granite and comparable to high-end marble or quartz.

Thank you @amystoller, I guess I missed the line about selling. If that's the case I wouldn't replace anything and not replace appliances. Simply price the house accordingly and let the new owners renovate if they want to. Maybe not the latest trend as it is, but the kitchen doesn't look in bad shape.

Several have mentioned Corian. Corian isn't cheap either, and there are few fabricators that work with it these days. When I lived in LA, I only found one company and it wasn't a cheap choice. I did a counter in the garage and a seamless sink/counter in a teen's bathroom.

Laminate would make the most sense, if only the counter is being updated, but I would probably not use that either, if I was selling.

The OP just had a thread about a different kitchen:

How do I update the kitchen without replacing the cabinets?

That condo was purchased in December of 2025 for 90k. It was renovated was put back on the market in February for 174.5k. It went under contract within 5 days.

The kitchen in this thread is in the same retirement community of condos, it appears to be a decent area to buy cheap, renovate and resell. The OP will not be leaving the kitchen as is because the entire reason to buy the house is to update and resell for profit. Also, the current kitchen shown is in a condo that has not even sold yet so there is no doubt that the intent is to buy to flip.

If I were in the flip business I would try to find a neutral stone or quartz that is as cheap as possible, laminate will not have as much appeal for resell.

This unit will be sold soon? I totally missed that. With that in mind, I'd put SOME money into it -- because kitchens DO sell houses, and right now it doesn't look great. But I'd keep it low:

- Replace the countertops with black laminate.

- Definitely keep the hinges and pulls. They'll look good with the black laminate, and if anyone doesn't like them, it'll register as, "That's just a couple dollars."

- Replace the appliances with stainless steel. That'll be expensive, but it'll add a lot to your resale.

- Paint the backsplash.

- Stop.

Additional suggestion: Recoloring the grout on that floor tile (to be same as or 1 shade lighter or darker than the tile color) will make a cheap and quite impactful change. It makes everything feel cleaner and newer. The recoloring product lasts well IME.

The tile/grout might just need a good cleaning. We rented while building and have 3 dogs who got the grout dirty over the 16 months we were there. I used the local Stanley Steamer to clean all the floor tile downstairs and carpet upstairs. They did a great job and it all looked cleaner than when we moved in!

If you’re selling, DO NOTHING but clean, clean …. For example, if I were the buyer I wouldn’t like what you’re thinking of doing ( black countertops, been there, done with it ). switch out those plate covers as Beth suggested. I would most likely gut the kitchen eventually, if not sooner.

is Slayton coming back to answer?

Is this a flip? did you buy this to actually flip? If yes, what are the other units selling for and do they have updated kitchens?

You may think the kitchen cabs are fine, but are they? are they solid wood? how old are they?

In no way would a modern marble-look quartz go w/that kitchen design. if leaving the cabs as is, do a nice laminate in a dark gray/charcoal.

That hardware has to go in either case. looks like 1970 grandma. and if the cabs are from the 70's , I'd paint them and then get new countertops. or replace the whole shebang.

Builders Surplus has decent cabinet packages for a few thousand. For 2K you can get solid oak or maple, unfinished. those you can paint any color.

Are you not aware that Grandmacore is one of the hottest trends going?

Does the laminate backsplash (which this looks like) go up behind the cabinets on the top edge? In my kitchens, it did. One thing I would do is change all the outlets and switches to white to blend in

White G is a level one granite that would probably work with the other existing finishes. IF you think that a buyer will expect granite. At condos at a similar price point here (meaning they would be under $300K I am thinking) there may be an expectation of granite, but not so much an expectation of a particular granite, and you would definitely be looking at a level one, and nothing more.

That said I know that laminate gets a bad rap in these forums because it isn't bullet proof, but I would rather have plain white laminate that appears to be in great condition like this, than most species of granite at the lower end of the spectrum. I just don't like most of them all that much (Uba Tuba, Santa Cecelia, Tan Brown, just don't care for them)

I have laminate in a kitchen that I just completed a few years ago. We do have one section of stainless steel counter, we do use cutting boards and we do use trivets. All of which we would use on granite anyway. I think a big reason you no longer see laminate nearly as much and granite even at the lower end of the market is that inexpensive granite probably has a much lower skill level of fabrication and installation labor level of expertise than a good custom installation of laminate.

I would probably change the outlets and switches to white and do an inexpensive hardware upgrade and maybe appliances ("stainless" will be cheaper than new white ones) and call it done, even though those appliances would probably still last longer than whatever you put in. I don't see the typical retiree at this price point being nearly as kitchen obsessed as most of the people who frequent these forums. And if they were, they may come in and tear out a brand new inexpensive kitchen just as readily as they would tear out this. Personally I would rather do my own kitchen than pay for partial upgrades done by someone else.

Again, I don't know much about your market but I am looking at large studios and Jr 1 BRs in a doorman building on a park in an urban setting as an investment, and the kitchens are all over the place in terms of age and materials, and it seems to have negligible effect on the relative costs of the units, at least at that size and price (below $275 which is "inexpensive" in my area) This may vary where you live,

"I would rather have plain white laminate that appears to be in great condition like this, than most species of granite"

Amen.

Know your market. Look at comps of units similar to yours. How much are the top $ units selling for and what do their kitchens look like? How much are units selling for with kitchens like yours. Educate yourself on where you money is or is not best spent.

I say, throw in the new appliances, get nicer dark hardware, change outlet covers to white, and clean the floor grout. New counters on those cabinets will make the cabinets even worse. Soapstone is *way* out of the price range for a flip for resale.

I'd do NOTHING to this kitchen if I were going to sell the unit.

• The layout is awful--a dishwasher next to a stove????
• The cabinets look like they might be laminate as well as the counter top.
• We have no idea of how the kitchen fits into the rest of the unit, so it's unclear what the renovation possibilities are.
• Unless this is in a fairly low cost of living area, most buyers would probably gut the kitchen and totally redo it.
• And if the OP is going to buy it to flip, then a total gut job would make more sense than just window dressing, i.e., replacing counter tops and appliances.

@ssslayton - when you post it would help if you were up front when you posted that these are flips in a 55+ community. I am 65 and have helped a few people looking for something in a 55+ community and what they are looking for is different than those who are moving up or just starting out and your needs are different than someone who is looking to live in the home for 10-20 years.

You need the inexpensive upgrades that will make the house look better - good enough to sell for $75k more than you paid without spending more than $25k.

Clean, paint, replace flooring, countertops, hardware, bathroom vanity, sinks and faucets if needed.

Your not upgrading to top of the line anything. There are new builds available in the community and higher end, but these look like the older units that have been lived in and the ones that don't sell or are offered at the lowest prices had someone living in them that couldn't keep up with cleaning or updating and they look a bit unkept and have older decor.

In this case a solid surface or mid level quartz is fine. Last home I would not have placed bright blue white marble counters on the cream cabinets - colors clashed, but many of the people buying in may have cataracts and not see the problem.

It is in Florida, so keeping it light, bright with a bit of coastal colors is key.

I would go ahead and recolor the grout - not expensive and makes a huge difference - makes the floor look new. Take off the paper towel holder. New appliances with the microwave hood. If you wanted to be super kind you could move the dishwasher next to the sink so that it isn't miserable to use. You should be able to move a cabinet if your taking off the counters without it costing a fortune.

Marble is too blue white for the cabinets or the flooring and stripes going two different directions may make people nauseous. Black is not what most seniors want.

A warm white with minimal veining similar to this one is where I would go:

You can see how warm it is compared to the blue white sink. There is also slight veining, but not enough to compete with your cabinets.

(This is an MSI Quartz - sorry I don't know which one - just picked from their warm whites.)

The OP already knows the comps for the neighborhood, they just flipped a place that is in the same neighborhood.

Last house's kitchen before and after:

That house had the flooring throughout replaced with the lvp shown in the new kitchen, I suspect they would do the same/similar in the new place. The thing that is slightly trickier in the new condo is that the cabinets are not as simple so the OP needs to find a calmer countertop. They likely still want the counters to be a stone or quartz since it does help with resale to the group that they will be targeting which is retirees buying a move in ready place that has been updated already, otherwise those people would snatch up one of the much cheaper not renovated places that are plentiful in this community. It would help the OP get better feedback if they gave more details to start such as the desire to keep i t cheap, the possibility of new flooring, etc.

s m, I'm late in thanking you for the detailed ROI info on OP's previous flip. That updated kitchen does not appeal to me, but then, I'm not the target market. À chacun son goût!

I'd say that reno was not great--yellow-ish cabinets with stark gray/white stone tops. Which don't work with the plastic flooring. I guess that's what you do when you flip.

That condo went under contract almost immediately so it did the job. It looks better than a lot of flips I have seen *for under 200k price point*

My niece bought her townhome for quite a bit under market because the owner was an old woman who was being placed in a nursing home by her kids. There were 200 holes in the walls where she had pictures, the place had not been really deep cleaned in a decade or more. The bones were good, but the place needed paint and the stained, 20 year old carpet replaced and general updating.

I bought my home for under market with many of the same issues from an older couple. She had severe dementia and didn't know what was going on and he was trying to care for her and keep up with the house and it was too much.

This person goes into a 55+ community, buys a home that looks like no one has cleaned in the last year (they haven't). They throw on a coat of white paint on the walls, ceiling and trim, put in LVP flooring, change some lights and hardware, get new appliances and a new countertop. They paint the bathroom cabinets but don't touch the tub or shower. They are picking houses where the cabinets are in decent condition and the bathrooms don't need to be gutted. It is a simple cosmetic upgrade only, but it is earning them some pretty good profit with little input.

These are low cost, small attached units. No one is expecting hardwood floors or high end finishes. It would have been nice if they would have picked a countertop that didn't clash with the cabinets or if they would have picked a softer, creamy white that went with the tile in the bathroom instead of doing blue white everywhere, but this isn't done with care, it is done with a love of the almighty dollar.

I decided to not move forward with buying the unit. It would have been a flip.

The price point for this size and area needs to be below $180,000

There were many great suggestions. This is what I would have done. Most people moving here do not want to undertake a renovation nor spend a lot of money. Updating appliances and a kitchen refresh is all this unit needed. But, I decided to not purchase it

Thanks for the update!