Indoor-Outdoor Living Upgrades That Could Attract a Luxury Buyer to Your Listing
Indoor-Outdoor Living Upgrades That Could Attract a Luxury Buyer to Your Listing
A basic backyard won’t cut it anymore, especially if you're looking to attract a wealthy buyer.
Jason Waugh, president of Coldwell Banker Affiliates, tells CNBC’s Inside Wealth newsletter that indoor-outdoor living upgrades are all the rage.
According to Waugh, buyers are now on the lookout for high-end features. Think top-of-the-line smart fridges, spa amenities, and indoor-outdoor upgrades such as fireplaces and full outdoor kitchens.
The most in-demand indoor-outdoor upgrades—and what they’ll cost you
Every buyer’s lifestyle, needs, and personal preferences will influence the indoor-outdoor upgrades they desire. However, here are several of the most popular options:
Retractable or folding glass walls
One of the most sought-after indoor-outdoor upgrades among luxury homeowners these days is retractable or folding glass walls.
“They increase natural light and air flow, and can do wonders for the perceived size and quality of a home,” says Nancy Dow, interior designer at Sierra Living Concepts in Fremont, CA.
When it comes to cost, expect a serious investment in the $50,000 to $200,000-plus range, depending on scale and complexity. Fortunately, retractable or folding glass walls can yield an impressive ROI of 60% to 80%.
“Plus, they add a tremendous amount of buyer appeal by transforming patios, decks, or garden areas into seamless extensions of the home,” explains Dow.
Covered patios with built-in lighting
Covered patios allow for year-round outdoor enjoyment. Ceiling fans and gas heaters are standard, but more buyers are asking for mini splits or dedicated outdoor HVAC zones.
“When it’s done right, that space becomes an extension of the living room. You can watch a football game out there in October or drink coffee in March without freezing,” says Becky Pendergrass, a real estate agent at Benchmark Realty in Nashville, TN.
For these, you should budget between $30,000 and $100,000-plus depending on size, materials, and additions like outdoor kitchens or fireplaces. The payoff is excellent because they essentially expand your living space.
Outdoor kitchens with high-end appliances
Outdoor kitchens are now the standard in high-end homes.
“Buyers want professional-level ovens, grills, smokers, pizza ovens, refrigerators, and even dishwashers outdoors,” says Ben Mizes, real estate agent and founder of CleverOffers in St Louis. An outdoor kitchen might run you anywhere from $50,000 to $250,000-plus, but the ROI can be between 55% to 200%.
Dual-sided fireplaces
“Dual-sided fireplaces are the ultimate wow factor and give a central focal point that can be enjoyed from both inside and outside,” explains Mizes.
A dual-sided fireplace will cost anywhere from $20,000 to $80,000-plus, while intricate outdoor fire pits or fireplaces are similar in price. You can expect to get anywhere from 60% to 70% of your investment back.
Spas and resort pools
Pools are huge right now, but the expectation isn’t just that a house has a pool—it’s that the pool feels like part of a high-end resort.
“Gunite, always. Tanning ledges, bubblers, fountains, LED lighting, speakers—whatever makes it feel elevated. No one is asking about diving boards,” says Pendergrass.
Don’t be surprised if a resort-style pool sets you back about $100,000 to $1,000,000-plus. The ROI? About 56% plus increased desirability and a lightning-fast sale.
Integrated lighting or sound systems
Sophisticated sound and vision systems add to the outdoor experience of entertainment or relaxation. Costs range from $10,000 to $100,000-plus, depending on complexity and brand name.
“These features bring the elements of luxury and convenience that homebuyers prefer,” explains Mizes.
While these indoor-outdoor upgrades are hot right now, the Trump-era tariffs have led to delays and raised their cost.
“It’s not quite as chaotic as it was a couple years ago, but there are still delays—especially with high-end outdoor appliances, vent hoods, certain lighting systems, and smart features. Imported items still take longer and cost more,” says Pendergrass.
Homeowners still want luxury, but they’re weighing cost, timeline, and availability more than they used to.
"We’re seeing more people lean into local vendors or U.S.-made products to cut down on waiting and surprises,” explains Pendergrass.
These upgrades are particularly desirable in the top luxury housing markets, which, according to the latest luxury cut of the WSJ/Realtor.com Housing Market Ranking, include the following cities:
St. Louis, MO
St. Louis has four seasons, including hot, humid summers as well as mild spring and fall months. More expansive lot spaces in many higher-end subdivisions allow for expansive outdoor living areas.
“Entertaining and enjoying outdoor living space during the warmer months is a big part of the St. Louis lifestyle,” says Mizes.
Detroit-Warren-Dearborn, MI
In Detroit, winters are cold, but summers are hot. Suburban yards of luxury homes tend to be spacious, with plenty of room for outdoor upgrades. Homeowners want to enjoy the good months with outdoor entertaining spaces.
Santa Barbara-Santa Maria, CA
With its Mediterranean climate of mild temperatures throughout the year, indoor-outdoor living is virtually a way of life in the Santa Barbara area. Large estates and an emphasis on basking in the coastal beauty make these indoor-outdoor upgrades very popular.
Ogden-Clearfield, UT
The Ogden-Clearfield region enjoys hot summers and mild winters with lots of sunlight.
“Large lot sizes paired with a lifestyle that prioritizes outdoor recreation and mountain vistas make smooth indoor-outdoor transitions highly desirable,” says Mizes.
Providence, RI
Despite the four seasons, summers in Providence are unobtrusive, and its coastal location encourages an outdoor lifestyle. Luxury homes, especially those on the coast, often contain indoor-outdoor upgrades that take full advantage of the ocean views and breeze.
Portland, ME
Even though winters are chilly, Portland summers are pleasant.
“Luxury buyers, particularly in coastal areas, like to make full use of being outdoors during summer with nicely appointed patios and outdoor spaces,” explains Mizes.
Asheville, NC
Due to Asheville's moderate climate and breathtaking views of the mountains, homeowners have plenty of time to enjoy their outdoor areas. High-end homes here typically feature covered porches and outdoor living areas that flow effortlessly into the outdoors.
Minneapolis, MN
While renowned for cold winters, Minneapolis has warm and sunny summers. Luxury homeowners want to create outdoor retreats for outdoor living and entertaining during the warmer months, often incorporating features that optimize the utilization of these areas.
San Diego, CA
“Given its consistently sunny and moderate climate, San Diego is a capital of indoor-outdoor living,” says Mizes.
Luxury residences typically feature expansive outdoor living spaces, kitchens, and living areas without distinction between indoors and outdoors to allow for the true SoCal experience.
Prescott, AZ
Boasting a relatively milder climate than Arizona's desert landscape, Prescott is characterized by hot summers and cold winters.
“Larger lot sizes and an active outdoorsman lifestyle with recreation like hiking and horseback riding make indoor-outdoor remodeling very trendy among luxury property buyers,” explains Mizes.
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