It’s hardly news to anybody that the local real estate market has shifted. Whereas buyers a couple of years ago had to be happy with whatever they could find, now it’s sellers who are feeling a little desperate. What’s more, inventory is way up. When I asked Martha deJarnette, an associate broker with Pace Real Estate Associates, to take me on a tour of a few Charlottesville houses currently for sale, she remarked on how many vacant city properties there were in the mid to upper $200s—perfectly good houses, sitting empty and waiting patiently to be noticed.
So what makes one house more attractive to buyers than the next? It’s a complex equation, for sure—everything from paint colors to doorknobs can influence buyers in unpredictable ways. But, given that it’s June and our time spent outdoors is hitting its yearly peak—along with the real estate season itself—I asked deJarnette to focus on how outdoor living spaces might factor in. When does a porch, deck or patio really make an impact on a buyer? What can sellers do to play up these features?
To answer these questions, we visited three very similar houses. All were located within a few blocks of each other in the Locust Grove neighborhood; all were brick three-bedroom homes between 44 and 54 years old; all were between $250,000 and $285,000 in asking price. Yet the three felt distinctly different.
First house: High perch
Year built: 1963
Asking price: $285,000
Site: Dead-end street with a band of woods in back
A high deck is a mixed blessing: great for privacy, bad for little kids. The flagstone patio underneath is a nice extra for hot days. |
Interior: This house is a ranch with small bedrooms off a narrow central hallway. The hardwood floors are a plus, but, says deJarnette, they’re hard to appreciate with heavy rugs and dark furniture seeming to fill the space. A big finished basement, and a sense that previous owners have meticulously maintained the house, balance its mostly unremarkable look.
Outdoor spaces: Off the kitchen is a very high deck with no stairway to the ground. Below the deck is a flagstone patio. Both these spaces look out over the steep backyard and the tall swath of trees that defines the edge of all the properties along this street.
The plusses: “The high deck is unique; it might not feel that way on another space,” says deJarnette. “This is like a big playpen.” Emerging onto the deck from the small spaces of the house feels very expansive, and if a buyer were to gaze up and down the row of houses—all apparently built to a similar plan, but with various outdoor configurations—she’d likely feel she was standing on the best deck on the block. “This distinguishes [the house] from other houses on the street,” says deJarnette.
Because there isn’t a similar elevated structure next door, deJarnette says, “It can be pretty private out here. It’s great for entertaining; the leafy green view is really appealing.” The patio beneath, too, is an inviting space—well shaded by the deck and likely very cool in summer with its flagstone surface. “This would be a good place for a porch swing,” says deJarnette. A matching stone sidewalk leads around to the front of the house, lined with tidy plantings.
The minuses: As deJarnette and I found out firsthand when I closed the kitchen door behind us and unwittingly locked us out of the house, there is no way to get from this deck to the ground! What’s more, the relatively open design of the deck railing could present a menace to certain buyers. “Anyone with young children would be horrified by this,” says deJarnette.
Second house: Open field
Year built: 1954
Asking price: $250,000
Site: Secondary street with a small public park adjacent to backyard
Interior: Though the floor plan here is nearly identical to the first house, it has a noticeably brighter feel due to cheery paint colors and a slightly more cottage-like style. The basement is unfinished.
Gardener’s special: The deck acts as a doorway to a big, level yard that practically begs for plantings. |
Outdoor spaces: Again, a door in the kitchen leads to a back deck—but this one is only a few feet off the ground. From the edge of the deck, a sizeable, gently sloping yard stretches out toward the park.
The plusses: “It was like being in a bird’s nest [on the first deck],” says deJarnette; “this is more of a continuous sweep. It’s a lot nicer if you enjoy gardening.” Indeed, rather than surveying the landscape from high above, a buyer here would feel more drawn out into the yard. “This is more personal involvement with your land,” says deJarnette.
Next door, the neighbors are obviously avid gardeners, with complex plantings and a tidy grape arbor. That pleasant view is a lucky advantage for these sellers, as is the park. “If someone wanted to retire here,” says deJarnette, “it’s all on one level, and you’d be always entertained by who’s in the park.”
The minuses: Aside from slow but steady traffic on the road out front, the only major drawback to this house’s outdoor space is the amount of maintenance it would need. deJarnette, a gardener herself, says not everyone is interested in the challenge. “I might see something that to me means beautiful landscaping,” she says; “they might see maintainance and time. They might say, ‘I don’t know how to care for that.’ It’s like an exotic pet would be to me.”
Third house: Sheltered nook
Year built: 1953
Asking price: $285,000
Site: Corner lot, roughly level
Everyone loves a screened porch, but this one is awfully close to the road; lattices would help make it more private. |
Interior: Square, high-ceilinged rooms have a nicely old-fashioned feel, and there are some notable details: a wall of built-in shelves and an apparently antique vanity in the bathroom. The living space is small, but there is lots of storage in the unfinished basement.
Outdoor spaces: The house has two screened porches, one on each side. One is quite small —just enough room for a table and two chairs —and is right off the kitchen. The other could hold a group of guests and opens off the living room.
The plusses: Standing in the smaller porch, deJarnette says, “It’s amazing how quiet it is here on this side of the house.” This would be the place to put a larger deck or porch, she says, because of the sheltered yard with its big trees: “This is a retreat.” And, whether big or small, a porch here, right off the kitchen, definitely suggests alfresco eating.
Whereas this is an inviting spot to be alone, the other porch is asking for a party. And one more plus: Open both porch doors and a great cross breeze, minus the mosquitoes, would enter the house.
The minuses: The larger porch feels quite exposed to the street. When the house was built, says deJarnette, traffic was probably slower and less frequent; today, buyers are likely to ask, “I wonder if there’s some way we can make this more private?” Sellers could anticipate the question and install lattices to shield the view of the street, then orient porch furniture back toward the house. Then, says deJarnette, “It would be more inviting just looking at it from inside.”
Yeah, but how do I sell it?
Outdoor spaces, says deJarnette, are tough to value specifically in terms of a home’s asking price. “How much does the color on a dress add to the dress? It’s kind of an intangible thing based on people’s priorities,” she says. Still, these three houses are all clearly enhanced by their outdoor spaces, which add living area and would give potential buyers something to remember the properties by.
Aside from getting lucky with what’s adjacent to your property, what can you do to play up your assets in the outdoor department?
• “The first thing would be cleanliness,” says Liz Blankenship of Stage to Sell. Invest in power washing for a dingy deck; put away hoses and rusty grills, ixnay the old pots and trash cans.
• Repair cracks in concrete.
• Trim and prune plantings and add mulch.
• “Fresh flowers are always nice,” says Blankenship—“pots outside full of new growth.”
• Clean any windows or doors looking out onto outdoor spaces.
• Look for easy ways to enhance privacy when outdoor spaces are next to roads or other houses, such as adding lattices or hanging plants.
• “Indoor/outdoor carpeting that defines a space adds a punch” to a patio, says Blankenship.
• Make spaces more inviting. Add a few lawn lanterns, a series of tall plants along a stairway, or a simple table and chairs.
• Go for a minimal, neutral look: Put away lawn ornaments.