Decisions...

[David N.]

What would bring more attention/equity: 1) updating a kitchen or 2) finishing a backyard? Let me elaborate on the two...

1) The kitchen is only ~4 years old and still looks great. All of the appliances are new and match, but the counters/backslash are bland and the craftsmanship is so-so on the countertop tiles (the grout is uneven and some of the edge tiles are layed unevenly. The only other improvement I could see is flooring.

2) The backyard is only half done and is small and lacks function and flow. There used to be a small grass area, but it died and did not make sense for the size of the yard in the first place. I wanted to put in a new patio, overhang, and possibly a built in BBQ/outdoor kitchen.

Which should be the priority?

Thanks,
Dave

[Bill Gulley]

What's the limitation in doing both? Seeding the yard takes a few minutes. New tile may take 5 or so hours, depends on your skill. A kitchen will sell a house, most anyone can arrange a bbq grill and lawn furniture. :)

[Vikki Waln]

I would choose kitchen first. It's a space you usually must use several times a day, and it is often the most common place where families come together every day. Eating/cooking is not optional for most people. However, just hanging out in the yard is, especially in inclement weather. Make the improvements that increase the functionality/ ease of cleaning of the workspace. Yard space is usually the place of pride of customization for most owners and landscaping is a matter of taste.

[Rob K.]

Have you considered replacing the counters with granite? It only costs about $30 per sq ft for material and labor and it looks great and will last..

[David N.]

Yes, granite or another like-surface is exactly what I had in mind for all of the reasons you mentioned. Ultimately, I'm trying to appreciate this property as much as possible because it is currently underwater. I have no problem covering the PITI, but I would like to move on to a more lucrative project because this house will not cash flow.

[Vernon Hires]

I would suggest working first on the backyard. The way you described your kitchen; it sounds to me like it still looks brand new. Focus on finishing the yard. It could increase the resale value of the property if the backyard looks great.

[Karen Margrave]

David N. I hadn't seen this post, do you still have this house? What did you decide to do on it? Where is it located? Have you tried doing a loan modification on it? Sorry for so many questions, but if I know more on it, it would help me advise you on whether or not it's worth putting money into it or not.

[David N.]

This is actually the home I'm living in. The house itself is only ~5 years old, but it is in a subdivision that has quite a few homes exactly the same next door. My goal is to make improvements that are worthwhile from an equity stand point, but also practical for the time during our "wait for the market to improve so I can sell." The goal is to use money from the sale of this house to go toward future investment opportunities.