I bought this home thinking it was a transistion home only but a short time later I was dignosed with leukemia. I want to sell asap though the kitchen is a major issue, all original and not a good original. How can I do a nice reno which would include cabinets, backsplash, floor, the whole shooting match. How can I manage to keep the ** down, though have it be a huge draw once I sell. I can not help due to my illness. I live in the midwest where even with a realistic kitchen reno I will be doing great if I get $100,000. Any and all advice welcome. Also, all of the other rooms have been nicely renovated including new high $ millwork. It looks great, All suggestions are welcome. Thanks in advance. Patty

Patty, So sorry about your illness. I think worrying about caring for yourself through this time is more important than the house.

So to help clarify - Are you planning to sell to save money for medical treatments?
How long have you owned the house and how much did you pay?
What is your time period to sell?
How old is the house?
Do you have photos of the existing kitchen you can post for us?
Have you talked to a Realtor about what to expect to net from the sale of your home with or without the kitchen redo?

I know a lot of questions - but photos and some detail will be a huge help.

As a real estate pro I feel unless the kitchen is really trashed, clean up and paint goes a long way to helping a house sell. You will not really recoup all your money from remodeling the kitchen. At most it will help your house sell more quickly.

We on this forum like to help, post some pic links, many will give advise how to do the most for the least **.
As Charming said sometimes paint, maybe new pulls might do wonders.

Glad you posted over here. Again, sorry to hear about your illness.

Without seeing any photos, agree that the best we can say is that paint plus new hardware is probably the minimum. If the budget allows, you can consider countertops, sink, flooring, backsplash, etc.

You definitely will not receive your **$ back upon sale so it's best to minimize your cash outlay and freshen the kitchen up at minimal cost. BTW, for example, if one of the kitchen salespeople instructs you that you'll receive a 70% "return", that means the new kitchen will cost you at least 30%.

One thing you might want to do is visit the competition in your area, either by attending public open houses or with your realtor. By doing so, you can check out their kitchens and/or baths to make sure you don't overimprove for your neighborhood. Seeing current listings may also help you price your home appropriately, although your main focus s/b closed sales of comps - not active, unsold listings.

Would love to see some photos. Best of luck to you. Hope some of MHO is helpful.

Thanks fpr your helpful suggestions but I did paint the cabinets and added new hardware a few years back but since they were not a good grade of cabinets ( inside of draers are plastic and the fronts have broke away living me with no drawer fronts. I had a RE broker out and she loved what I had done to the bedrooms just said she sure wish I had started in the kitchen. Live & Learn. All proceeds that I get for my home will go for a stem cell transplant then I will have to move in an apartment. I always looked on this website if any of the shows are going to be in the StL area, but no such luck. It'll all work out. Any more ideas I'm listening and thanks a bunch. I can post pics though I don't know how. So, if anyone can give me a tip, you can get an idea as to what I am dealing with.

Patti, Check local service agencies and organizations in your area. You might be able to get assistance through them. There are groups who will donate time and labor and if you find the right organization, you might get help with donated or discount cabinets and counter tops.

I found these cabs in StL, check them out.
http://www.saintlouiscabinets.org/
You might be able to do a very inexpensive redo and get your money back.
I disagree with the always 70% return thought, I've done carefully planned work and got my money back, it is difficult, but done carefully can work. I don't know your area, but search for cheap, cheap cabs, you can skimp a little on actual cabs, in your price range, people will love new cabs, they won't be as picky about details. You can use your old hardware, look for a cheap lights, cheap sink, fixture. I don't mean products that look cheap, I mean cheap price.

This message has been edited. Last edited by: Meischa,

Patti, I would draw out the dimensions of the kitchen and take it into your local big box store and Ikea. They'll work up layouts for you and allow you to price their inexpensive options.

Then, using the layout you prefer, you can try Habitat for Humanity (their store may have donated, used cabinets that would work) or other charitable organizations that might possibly help you out. Do you have enough budget to possibly purchase some inexpensive boxes at say, Ikea? Would your health care providers have any leads on organizations that could possibly donate the labor?

When you think about the layout, you might consider a few cheaper options. If the kitchen's large enough, one set of upper cabinets could possibly be replaced with open shelving. If you're doing countertops, one section, a work area or an island, could be done in less expensive butcher block. Fortunately, the shelving and butcher block options appear pre-planned and contemporary.

WRT any "return", the 70% was merely an example of the typical sales presentation. As a seller, it's all subjective. Buyers submit one overall offer - they don't split the **$ out. In general, buyers pay for location and sq. footage. If your kitchen cabinets are in disrepair, however, even though it may be an easy fix, buyers may simply pass on your home.

Hopefully, a minor, inexpensive kitchen reno will help you both sell and sell faster. If you hold down the costs, you might receive at least a portion of your costs back, if we assume you received a few thousand **$ more than your competition. (Hard to know for certain what the buyers paid extra for or if they actually did.) Plus, to perform that analysis, all other factors must be constant, e.g. location, sq. footage and time of sale - to name only a few.

Moreover, selling faster usually reduces your carrying costs of holding the property and more importantly, in your situation, allows you to get into an apartment and move on with your treatment and life in general.

Hope you're able to post a few photos. Best of luck to you. All, JMHO.

This message has been edited. Last edited by: SurfNow,

tsr-res - I didn't mean just you with the 70% return number, I mentioned, hope you don't take it personally, I think we both want to help the OP.
I hear that alot from many sources, as you just said, who really knows the exact return, but it is safe to reason similar houses with different prices, tell you what makes the difference.
Think of all the past flippers who increased house value without adding sq footage, yes I know times have changed, but still people pay for kitchens and "like new" houses..

I agree with most posters above IF you are set on doing a kitchen renovation and can do so without borrowing any additional money. Here's a different perspective:

Like the others, Patty, I am very sorry for your medical situation and think the stress of the costs and renovation plus the time involved will be very difficult for you. Instead, since you say that you have up-dated the rest of the house, I would consider marketing it "as is" with a description of "Up-date the kitchen to YOUR specifications; the rest of the house has already been done." And then price it accordingly...

I doubt that the small increase in the sales price on a "budget" kitchen make-over would be worth it compared to a faster sale as is. As always, talk to your real agent professional but, sometimes, a faster sale with less money re sales price is better than a slightly higher sales price that is costly in other ways including borrowed funds, renovation and time spent off the market as we head into winter.

Wishing you well whichever way you decide to proceed.

IR - Always great in theory, but here is the reality: The seller gets estimates and knows to bring the kitchen up to passible with countertops and cabinets would be $5,000 and she plans to sell for $110,000. If she lists "as is" at $105,000 amost every single potential buyer is going to look at the kitchen as is and say "YUCK" and either pass for one with a passable kitchen or as time goes by someone will offer $95,000 because they have to fix the kitchen.

It usually takes longer to sell and people will almost always offer substantially less when they see there is significant work involved.

In this price range the OP can find decent prefab laminate countertops and inexpensive cabinets with a little money in up front - if priced correctly it should sell much more quickly.

Suggest keeping rehab to a minimum. Can you have a local carpenter make you new drawers for the kitchen?

Concentrate on your health and don't stress out about the house. Call a Realtor, get it listed nad follow her/his advise...would be my recommendation.

reply to Real Estate Lady:I already had them looked at and they were such a cheap grade though I painted them and added new hardware, a complete demo is the only way to go. It would be great is I was back in my 20's with the good health & stamina I once had for the labor is more than the materials. Also, all I hear is young people want grate counter tops and stainless steel For one: The price range of this home doesn't begin to justify granite counter tops, any suggestions on what would look good and a nice replacement? Thanks for your suggestion. This is actually keep me awake at night,

Patti, What is your time table? Also can you live without a kitchen for a few weeks.

First check your area for service groups or churches whose mission work helps local individuals in situations such as yours.

Check the local Habitat resale store for cabinets and fixtures also floor tile and counter tops. As I mentioned about Lowes, Home Depot and other warehouse stores carry inexpensive prefab laminate countertops that they can install fairly inexpensively.

I know this is heresy - but if your underfloor is in good condition - a good quality vinyl is much cheaper to install than tile. Go with that. One of the national builders uses a vinyl that when you first see it you have to touch it to realize it is not tile.

When you go to the Habitat Resale Store ask them about groups who might help you with the labor. They have very good connections in the community and should be able to advise you about agencies.

In your price range do not worry about stainless or granite. What you see on HGTV is not reality. Having everything clean and in good repair will be enough in your price range.

If your appliances are clean and in good working order I would not replace them either.

Can you post photos of your kitchen is it is now?

This message has been edited. Last edited by: Charming,

Definitely agree with REL's suggestion to minimize, Patti. That's why I mentioned the average negative 30% "return" from minor kitchen renovations, above. I never suggest sellers advertise properties as "As-Is" and provide estimates. In general, buyers understand that kitchens are sold as-is and those types of statements (IMHO) encourage even lower offers as buyers imagine, rightly or wrongly, unknown repair work.

I also previously suggested replacing part of your cabinets with open shelving for a contemporary look and replacing the countertop in either an island or obvious work (e.g. chopping) area with butcher block. Butcher block's probably the least expensive counter top available (IMHO) and also appears very deliberate - when you only replace 1 section - the obvious work area. If you like the butcher block, you can obviously use it for all the countertops.

Stainless steel open shelving starts at approximately $10 at Ikea. If one particular section of your upper cabinets is beyond add'l repair, shelving might be a good option for you. Again, like the butcher block, it will appear contemporary.

Another countertop option would be granite tile. It's probably slightly more expensive than butcher block, including both supplies and labor, but might give you the look you're going for. Basic patterns are available at your local, big-box h/w store. WRT labor, IIRC, I did previously suggest checking out Habitat for both used cabinets and volunteer labor possibilities.

For an even cheaper option, I would consider using a faux granite paint treatment. (Do you have laminate counters?) Check out Giani (gianigranite.com) online - IIRC, Rust-oleum also has one of these products available. It's like any other painting project - the prep work is crucial. Numerous video demos and tips are available online.

If you want to try faux stainless products, adhesives are available to cover the front panels of dishwashers, or even fridges, if you're good at working with them. (Sometimes an alternative d/w panel can be purchased - check with the manufacturer and have your model # available.) Even cheaper options: liquid stainless faux paint and spray paints are also available, if you're interested.

I do still recommend that you visit your competition to check out the standard upgrades for your neighborhood, in your price range. No need to waste your time and money. Definitely prioritize your health, at this time.

Best to you, Patti, take care. It's all JMHO.

This message has been edited. Last edited by: SurfNow,

tsr-res You have some interesting ideas, but I think in the price range the OP is in the more contemporary look of stainless stee shelves, etc are taste specific.

If her appliances work - leave them as is. I do not think those faux panels are a good investment. If there are dings she can use some of the better appliance touch up paints for that.

Staging (IMHO) is about making spaces feel both updated and spacious. Using open shelving (of any type, stainless or otherwise) eliminates the bulk of cabinetry to make a space more open and thus, feel larger. Mixing in a small amount of open shelving also makes a space feel updated and isn't considered particularly taste specific - b/c of the small quantity. It usually combines well with traditional or other styles.

Manufacturers' replacement stainless appliance panels are not faux - they're normally made of stainless steel, IME. Patti could also select black or another color if she wants to coordinate mismatched appliances.

The paints mentioned are appliance paints by definition and obviously slightly more expensive than regular paint so don't understand the comment. Also, IIRC, Patti hasn't mentioned dings.

I threw out several possibilities to allow Patti to consider multiple options. We don't have any photos of her kitchen or know anything about her local market. We can't make assumptions based on the estimated price of 100K without any other information.

I'm sure Patti understands her own neighborhood and the most likely buyer for her property. As I've suggested multiple times, if her health permits, she can visit open houses or other comparable properties to determine the standard upgrades for her area. If she needs additional assistance, her agent will function as her local area expert to determine the types of changes that would be most cost effective and worth bothering with, considering her health and other needs.

Good luck, Patti! Let us know what you decide to do. Again, it's all JMHO.

This message has been edited. Last edited by: SurfNow,

tsr-res - You mentioned the adhesive stainless panels. I think that would be a big mistake. I only mentioned appliance repair paint if she has dings, instead of replacing the appliances. If they are clean and in good repair, I would not worry about the appliances.

I was going to also mention removing some of the upper cabinet doors and painting the boxes if they are in good enough repair but self edited the comments out . It is a good clean look for a small simple kitchen.

The metal shelving would be trendy and in a lower price range I would avoid trendy along with painting the countertops.

In my local market low end new construction starts at about $150,000 (what would be $110,000 in other markets) and in those homes I see laminate countertops, vinyl floors and simple cabinets. Some of the builders are putting in stainless appliances but many are still putting in white or black.

Whoa, tsr-res, that's a pretty snide post against Charming that you have just made! I thought the purpose of these boards was to allow individual posters to post their thoughts and suggestions; then the OP can take them into consideration when deciding what to do.

Talk about criticizing other posters' suggestions!

In reading back through all of the posts since OP originated this thread, it is clear that both you and Charming have contributed the most and, I'm sure, both of you are well-meaning and the OP appreciates the feedback.

No reason for posting such personal attacks against a fellow poster just because you don't agree with them....

TIME OUT!! Enough critical remarks.

Charming... Thank you for your timeless contribution to these boards! I think OP got some great advice here..I only hope she is able to relax a little more with these ideas.
Congrats on your continued success in the Carolina markets.

Florida is doing much better!

quote:

Originally posted by real estate lady:
Charming... Thank you for your timeless contribution to these boards! I think OP got some great advice here..I only hope she is able to relax a little more with these ideas.

REL, I couldn't have said it better myself.

This message has been edited. Last edited by: Idaho Resident,

OP, I hope all this "friction" hasn't scared you away.
In the end we all want to help you sell your house.

OP... and we are here if you need us ...

To the OP - I don't know if this organization is in your area or is the kind of help you need, but they might be able to point you in the right direction: www.homeworksofamerica.org

I appreciate the nice people tht have read my post asking for pics. I cannot seem to figure out just how to upload them. Can someone PLEASE help me so I can get some good advice? Thanks in advance for taking your time to help

A lot of good ideas have been suggested. If your kitchen is that bad another thought is to check out Craigs list buy some good used cabinets and have a handyman install them for you..a friend of mine did that and her kitchen is absolutely beautiful. The new owner was redoing the redone kitchen so even though they were used they were like new.

quote:

Originally posted by ibpatti32:
I appreciate the nice people tht have read my post asking for pics. I cannot seem to figure out just how to upload them. Can someone PLEASE help me so I can get some good advice? Thanks in advance for taking your time to help

I already gave you the directions on uploading pictures on your other thread on this board. Re-read it and if you have still have uploading questions, let us know what the specific problems seem to be.

Jewel, I saw your response on the other thread and posted a response there; THANK YOU for posting, you were the only one to do so thus far. Hopefully more help will be forthcoming for those like OP and I who have no idea about computer photography!

Now, ibpatti, I hope you will follow through with my suggestion on that thread to re-post your last post there to this one ~ carrying on two threads and mixing up the subject matter gets confusing so I suggest you post all of your house comments on this thread and leave the other thread for "photo-tech" support. Just a suggestion...

As far as what you posted on the other thread regarding the house, I'm still thinking along the lines I was earlier when I posted that you might be ahead of the game to simply sell "as is" while making the place as clean and sparkling as you can.

Renovation, especially if you will need to borrow the funds to do so; the stress and time it will take to complete them; and the uncertainty if the effort makes dollars and cents in the end just makes me hesitant. I am worried that you might dig yourself into a deeper hole, end up in the winter doldrums for selling vs. selling now and moving forward to the treatment you need and finding a new place to live.

Very tough choices, indeed. You have my empathy and respect for what you are facing; I wish you only the best and hope you continue to post back. We may not be able to solve any problems for you here but, at least, we can be a soft shoulder for you as you work through a real estate situation that you never envisioned.

iPatty, wouldn't it be wiser to price your property competitively with a $xx credit towards buyers kitchen reno?
Please don't over-extend your physical abilities making improvements or incurring expense that may not make or break a sale.
Remember, most regional Cancer organizations and support groups have lists of folk who are willing to assist with planning and home improvements.

As a cancer survivor still battling residual fatigue, I urge you to reduce stress
.

This message has been edited. Last edited by: tessa89,

Before you stress yourself out with costly renovations, I suggest you read an article, How to Get Top ** On Your Real Estate Appraisal. Scott Govers, a real estate appraiser & Broker in Californis, talks about what repairs and upgrades are necessary to make to get a high appraisal value and what is not. You may save yourself a lot of time, money and stress.
http://510homes.wordpress.com/...your-home-appraisal/