Replacing Cracked and Uneven(potentially hazardous) Driveway with Gravel Driveway

Investor · Scottsdale Austin Tuktoyaktuk · Member since 2021 · 4k+ posts · 4k+ votes

The main issue is that my driveway, which measures approximately 27x30, is in poor condition with noticeable cracks and significant indentations in the asphalt. Recently, one of my elderly tenants, unfortunately, fell on the driveway and broke her wrist. While she did not pursue any charges because she has a tendency to fall on various surfaces and possesses adequate insurance coverage, I am concerned about the safety of my tenants and the potential for future liability if someone else were to fall and seek damages.

To address these concerns and prioritize the safety of my tenants, I have decided to replace the current deteriorating asphalt driveway. After obtaining some quotes, I have chosen to remove the old asphalt myself and install a new gravel driveway, as it seems to be the more cost-effective option, totaling around $1500 based on my calculations.

Now, my primary question revolves around the impact on the house's value. I am uncertain whether replacing the deteriorating asphalt driveway with a gravel driveway would be a worthwhile investment in terms of the house's resale value, or if it would be better to opt for another asphalt driveway. In other words, does the type of driveway affect the sale value of a home?

I'm told it gets cold in Anchorage (and earthquakes). Been there twice, once in Feburary and once in March. It was cold compared to a lot of places I've been.
So, if the property is in Anchorage, the cracks probably are a result of the weather or earthquakes and I'd go with gravel which has a little give and take. I might consider an asphalt driveway a liability with additional upkeep costs.

2 Reply

Sepp Wigger

Real Estate Agent · Anchorage · Member since 2022 · 16 posts · 10 votes

3y

Hey Ethan,

I live up here in Anchorage as well and the number of asphalt driveways that are in desperate need of repair is more than I can count. The main thing to think about in terms of home value is the neighborhood your property is located in. If you are in a standard suburban neighborhood and all the neighbors around are doing one thing, It's best to at least match what they are doing. There are a lot of homes in the De Armoun, Rabbit Creek, and O'mally that have little to no driveway, and it's normal. Personally, I would look at the location, condition of the overall property, neighbors, and if I am going to sell any time soon. Based on those factors I could decide if it would be worth investing time and money in. The cheapest option isn't always the best.

If you do have any other questions or want to dm me with more info on your property please do. I am more than happy to help!

2 Reply

Ethan Ray

OP

Member since 2023 · 8 posts · 2 votes

3y

Quote from @Sepp Wigger:

Hey Ethan,

I live up here in Anchorage as well and the number of asphalt driveways that are in desperate need of repair is more than I can count. The main thing to think about in terms of home value is the neighborhood your property is located in. If you are in a standard suburban neighborhood and all the neighbors around are doing one thing, It's best to at least match what they are doing. There are a lot of homes in the De Armoun, Rabbit Creek, and O'mally that have little to no driveway, and it's normal. Personally, I would look at the location, condition of the overall property, neighbors, and if I am going to sell any time soon. Based on those factors I could decide if it would be worth investing time and money in. The cheapest option isn't always the best.

If you do have any other questions or want to dm me with more info on your property please do. I am more than happy to help!

Thank you, Sepp, its always a treat to connect with fellow real estate professionals in Anchorage. My property is conveniently situated near Wonder Park Elementary, just north of Russian Jack Park. It is a triplex with driveways at both ends of the building. While most neighboring properties have asphalt driveways, the two located behind my house accessed via a dirt road on the south end of my property, have gravel. My wife and I are implementing a buy and hold strategy, however, we have considered a 1039 exchange within the next 4-5 years for an apartment building or a large multifamily property which is why I concern myself with the potential value impact of tearing out the asphalt.

My thoughts are that since the southern driveway which is in terrible condition, opens up to a dirt road, and the other houses on that dirt road have gravel driveways, that I could rip out the asphalt on that side of the house, replace with gravel, and it would blend in with the houses behind me.

Does that sound logical or would it still be of concern to add gravel when the rest of the neighborhood (excluding the houses behind me) retains asphalt.

0 Reply

Bob S.

Real Estate Consultant · Cleveland · Member since 2020 · 6k+ posts · 3k+ votes

3y

Quote from @Ethan Ray:

The main issue is that my driveway, which measures approximately 27x30, is in poor condition with noticeable cracks and significant indentations in the asphalt. Recently, one of my elderly tenants, unfortunately, fell on the driveway and broke her wrist. While she did not pursue any charges because she has a tendency to fall on various surfaces and possesses adequate insurance coverage, I am concerned about the safety of my tenants and the potential for future liability if someone else were to fall and seek damages.

To address these concerns and prioritize the safety of my tenants, I have decided to replace the current deteriorating asphalt driveway. After obtaining some quotes, I have chosen to remove the old asphalt myself and install a new gravel driveway, as it seems to be the more cost-effective option, totaling around $1500 based on my calculations.

Now, my primary question revolves around the impact on the house's value. I am uncertain whether replacing the deteriorating asphalt driveway with a gravel driveway would be a worthwhile investment in terms of the house's resale value, or if it would be better to opt for another asphalt driveway. In other words, does the type of driveway affect the sale value of a home?

Stop being so cheap and replace with asphalt, You cant shovel a gravel driveway.... If you do you are going throw gravel all over the place,
Good luck

0 Reply

Sepp Wigger

Real Estate Agent · Anchorage · Member since 2022 · 16 posts · 10 votes

3y

Quote from @Ethan Ray:

Quote from @Sepp Wigger:

Hey Ethan,

I live up here in Anchorage as well and the number of asphalt driveways that are in desperate need of repair is more than I can count. The main thing to think about in terms of home value is the neighborhood your property is located in. If you are in a standard suburban neighborhood and all the neighbors around are doing one thing, It's best to at least match what they are doing. There are a lot of homes in the De Armoun, Rabbit Creek, and O'mally that have little to no driveway, and it's normal. Personally, I would look at the location, condition of the overall property, neighbors, and if I am going to sell any time soon. Based on those factors I could decide if it would be worth investing time and money in. The cheapest option isn't always the best.

If you do have any other questions or want to dm me with more info on your property please do. I am more than happy to help!

Thank you, Sepp, its always a treat to connect with fellow real estate professionals in Anchorage. My property is conveniently situated near Wonder Park Elementary, just north of Russian Jack Park. It is a triplex with driveways at both ends of the building. While most neighboring properties have asphalt driveways, the two located behind my house accessed via a dirt road on the south end of my property, have gravel. My wife and I are implementing a buy and hold strategy, however, we have considered a 1039 exchange within the next 4-5 years for an apartment building or a large multifamily property which is why I concern myself with the potential value impact of tearing out the asphalt.

My thoughts are that since the southern driveway which is in terrible condition, opens up to a dirt road, and the other houses on that dirt road have gravel driveways, that I could rip out the asphalt on that side of the house, replace with gravel, and it would blend in with the houses behind me.

Does that sound logical or would it still be of concern to add gravel when the rest of the neighborhood (excluding the houses behind me) retains asphalt.

I would agree with you both. It sounds and looks like based on the image that a gravel driveway would fit in just fine and honestly would be better than a poor-quality asphalt one. Especially considering the dirt road that proceeds your driveway. I would go for it and congrats on the great property and best of luck on growing your portfolio!

1 Reply

Ethan Ray

OP

Member since 2023 · 8 posts · 2 votes

3y

Quote from @Bob S.:

Quote from @Ethan Ray:

The main issue is that my driveway, which measures approximately 27x30, is in poor condition with noticeable cracks and significant indentations in the asphalt. Recently, one of my elderly tenants, unfortunately, fell on the driveway and broke her wrist. While she did not pursue any charges because she has a tendency to fall on various surfaces and possesses adequate insurance coverage, I am concerned about the safety of my tenants and the potential for future liability if someone else were to fall and seek damages.

To address these concerns and prioritize the safety of my tenants, I have decided to replace the current deteriorating asphalt driveway. After obtaining some quotes, I have chosen to remove the old asphalt myself and install a new gravel driveway, as it seems to be the more cost-effective option, totaling around $1500 based on my calculations.

Now, my primary question revolves around the impact on the house's value. I am uncertain whether replacing the deteriorating asphalt driveway with a gravel driveway would be a worthwhile investment in terms of the house's resale value, or if it would be better to opt for another asphalt driveway. In other words, does the type of driveway affect the sale value of a home?

Stop being so cheap and replace with asphalt, You cant shovel a gravel driveway.... If you do you are going throw gravel all over the place,
Good luck

Thanks Bob...

I appreciate the "well" thought out advice...

I have never had the pleasure of visiting, but I am assuming Cleveland doesn't experience earthquakes all that often and while I understand you do get cold temps, you don't get Alaska cold temps and so your advice of "don't be cheap" would perhaps be useful (but probably not) if I owned in a place where the elements were not going to destroy my driveway. In regards to shoveling, this would be an issue if our ground didn't turn into solid ice by early December. I have a gravel side drive and have not had to add any gravel for the last 3 years. My question however was directed more toward the property value affect of a gravel driveway, not so much your opinion on how much I spend to resolve the issue. If you would like to elaborate on your "dont be cheap" advice such as "if you go cheaper then your property value will see xyz effect" then perhaps there would be something to glean from your contribution.

Kindly,

0 Reply

Ethan Ray

OP

Member since 2023 · 8 posts · 2 votes

3y

Quote from @Sepp Wigger:

Quote from @Ethan Ray:

Quote from @Sepp Wigger:

Hey Ethan,

I live up here in Anchorage as well and the number of asphalt driveways that are in desperate need of repair is more than I can count. The main thing to think about in terms of home value is the neighborhood your property is located in. If you are in a standard suburban neighborhood and all the neighbors around are doing one thing, It's best to at least match what they are doing. There are a lot of homes in the De Armoun, Rabbit Creek, and O'mally that have little to no driveway, and it's normal. Personally, I would look at the location, condition of the overall property, neighbors, and if I am going to sell any time soon. Based on those factors I could decide if it would be worth investing time and money in. The cheapest option isn't always the best.

If you do have any other questions or want to dm me with more info on your property please do. I am more than happy to help!

Thank you, Sepp, its always a treat to connect with fellow real estate professionals in Anchorage. My property is conveniently situated near Wonder Park Elementary, just north of Russian Jack Park. It is a triplex with driveways at both ends of the building. While most neighboring properties have asphalt driveways, the two located behind my house accessed via a dirt road on the south end of my property, have gravel. My wife and I are implementing a buy and hold strategy, however, we have considered a 1039 exchange within the next 4-5 years for an apartment building or a large multifamily property which is why I concern myself with the potential value impact of tearing out the asphalt.

My thoughts are that since the southern driveway which is in terrible condition, opens up to a dirt road, and the other houses on that dirt road have gravel driveways, that I could rip out the asphalt on that side of the house, replace with gravel, and it would blend in with the houses behind me.

Does that sound logical or would it still be of concern to add gravel when the rest of the neighborhood (excluding the houses behind me) retains asphalt.

I would agree with you both. It sounds and looks like based on the image that a gravel driveway would fit in just fine and honestly would be better than a poor-quality asphalt one. Especially considering the dirt road that proceeds your driveway. I would go for it and congrats on the great property and best of luck on growing your portfolio!

Thank you Sepp, you have been so very helpful. Are you a fellow property owner, real estate agent, or both?

0 Reply

Sepp Wigger

Real Estate Agent · Anchorage · Member since 2022 · 16 posts · 10 votes

3y

Quote from @Ethan Ray:

Quote from @Sepp Wigger:

Quote from @Ethan Ray:

Quote from @Sepp Wigger:

Hey Ethan,

I live up here in Anchorage as well and the number of asphalt driveways that are in desperate need of repair is more than I can count. The main thing to think about in terms of home value is the neighborhood your property is located in. If you are in a standard suburban neighborhood and all the neighbors around are doing one thing, It's best to at least match what they are doing. There are a lot of homes in the De Armoun, Rabbit Creek, and O'mally that have little to no driveway, and it's normal. Personally, I would look at the location, condition of the overall property, neighbors, and if I am going to sell any time soon. Based on those factors I could decide if it would be worth investing time and money in. The cheapest option isn't always the best.

If you do have any other questions or want to dm me with more info on your property please do. I am more than happy to help!

Thank you, Sepp, its always a treat to connect with fellow real estate professionals in Anchorage. My property is conveniently situated near Wonder Park Elementary, just north of Russian Jack Park. It is a triplex with driveways at both ends of the building. While most neighboring properties have asphalt driveways, the two located behind my house accessed via a dirt road on the south end of my property, have gravel. My wife and I are implementing a buy and hold strategy, however, we have considered a 1039 exchange within the next 4-5 years for an apartment building or a large multifamily property which is why I concern myself with the potential value impact of tearing out the asphalt.

My thoughts are that since the southern driveway which is in terrible condition, opens up to a dirt road, and the other houses on that dirt road have gravel driveways, that I could rip out the asphalt on that side of the house, replace with gravel, and it would blend in with the houses behind me.

Does that sound logical or would it still be of concern to add gravel when the rest of the neighborhood (excluding the houses behind me) retains asphalt.

I would agree with you both. It sounds and looks like based on the image that a gravel driveway would fit in just fine and honestly would be better than a poor-quality asphalt one. Especially considering the dirt road that proceeds your driveway. I would go for it and congrats on the great property and best of luck on growing your portfolio!

Thank you Sepp, you have been so very helpful. Are you a fellow property owner, real estate agent, or both?

I am a local agent here in Anchorage. I also own property I am using as a rental in Colorado, and hoping to pick one up here in Alaska soon!

1 Reply

Bob S.

Real Estate Consultant · Cleveland · Member since 2020 · 6k+ posts · 3k+ votes

3y

Quote from @Ethan Ray:

Quote from @Bob S.:

Quote from @Ethan Ray:

The main issue is that my driveway, which measures approximately 27x30, is in poor condition with noticeable cracks and significant indentations in the asphalt. Recently, one of my elderly tenants, unfortunately, fell on the driveway and broke her wrist. While she did not pursue any charges because she has a tendency to fall on various surfaces and possesses adequate insurance coverage, I am concerned about the safety of my tenants and the potential for future liability if someone else were to fall and seek damages.

To address these concerns and prioritize the safety of my tenants, I have decided to replace the current deteriorating asphalt driveway. After obtaining some quotes, I have chosen to remove the old asphalt myself and install a new gravel driveway, as it seems to be the more cost-effective option, totaling around $1500 based on my calculations.

Now, my primary question revolves around the impact on the house's value. I am uncertain whether replacing the deteriorating asphalt driveway with a gravel driveway would be a worthwhile investment in terms of the house's resale value, or if it would be better to opt for another asphalt driveway. In other words, does the type of driveway affect the sale value of a home?

Stop being so cheap and replace with asphalt, You cant shovel a gravel driveway.... If you do you are going throw gravel all over the place,
Good luck

Thanks Bob...

I appreciate the "well" thought out advice...

I have never had the pleasure of visiting, but I am assuming Cleveland doesn't experience earthquakes all that often and while I understand you do get cold temps, you don't get Alaska cold temps and so your advice of "don't be cheap" would perhaps be useful (but probably not) if I owned in a place where the elements were not going to destroy my driveway. In regards to shoveling, this would be an issue if our ground didn't turn into solid ice by early December. I have a gravel side drive and have not had to add any gravel for the last 3 years. My question however was directed more toward the property value affect of a gravel driveway, not so much your opinion on how much I spend to resolve the issue. If you would like to elaborate on your "dont be cheap" advice such as "if you go cheaper then your property value will see xyz effect" then perhaps there would be something to glean from your contribution.

Kindly,

I apologize I was not aware the asphalt gets destroyed, thought you were just trying to cut corners,

Good luck

0 Reply

Replacing Cracked and Uneven(potentially hazardous) Driveway with Gravel Driveway

Replacing Cracked and Uneven(potentially hazardous) Driveway with Gravel Driveway

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