Appraisers, what value will these add?

[Meredith Burt]

We renovating a SFR here in Oklahoma that we plan to BRRRR. My husband and I are debating the worth of a few items. What value will these improvements add, if any? Thanks in advance for your insights!

1. adding bathtub to master bath(currently there is only a shower, so there will be a separate shower and bathtub)

2. converting wood burning fireplace to gas insert fireplace

3. fencing the property

[Cassi Justiz]

Hey @Meredith Burt, 

I'll start by saying I'm not an appraiser, so don't quote me on it. :) 

I would say adding the free standing tub would likely add very little value. The only way they would give it additional value is if there were comparable comps that showed homes in the area with a free standing tub actually sold for more. I would say in most areas of OKC it would add minimal value.  

It would be hard to show increased value for homes with one type of fireplace vs another. I would not expect to get any value on this.

Fences to seem to have some value but it's strongly going to to depend on the area, size of lot, type of fence, etc. I wouldn't fence the entire property, but you want a fenced in yard. I would say you may be able to get the cost of a basic fence in increased value, but you likely will not get additional value for anything above a basic fence. I would say the big value you will get here is going to be on the landlord side. Tenants with kids or pets (most tenants have one or the other) are going to want a fenced in yard.