Does a Deck Add Value to a Home? Expert Insights

Does a Deck Add Value to a Home? Expert Insights and Estimates

A deck is a popular addition that offers a great space to entertain, relax, and enjoy the outdoors. But beyond enhancing your lifestyle, you might wonder: Will a new or upgraded deck add value to a home?

The answer isn’t always straightforward. While a well-designed deck can enhance curb appeal and attract buyers, the financial return on investment (ROI) depends on factors like the deck’s size, materials, and the local real estate market. Whether you’re considering a simple reskin or a complete redesign with premium materials, it’s important to weigh the enjoyment you’ll get from the deck against the potential boost in your home’s resale value.

In this guide put together by Olympic Decks, we’ll explore the factors that determine whether building or upgrading a deck is worth it—from upfront costs and maintenance to the impact on your home’s value—so you can make an informed decision that fits your needs and goals.

The Appeal of Decks: A Lifestyle Upgrade

A deck serves as an extension of your home that invites you to make the most of your outdoor space. It’s an ideal place to host a summer barbecue, relax with a book, or enjoy family dinners outdoors. A well-designed deck becomes the heart of your outdoor living.

For homeowners who love entertaining, a spacious and functional deck can transform gatherings into memorable experiences. It creates a dedicated area for dining, lounging, or even adding features like fire pits and outdoor kitchens. Beyond entertaining, decks offer a personal retreat—a peaceful place to unwind and connect with nature.

In neighborhoods where outdoor living spaces are highly valued, a deck upgrades the overall curb appeal of your property. It makes your home stand out, especially if it complements the landscaping and architectural style. While its value may vary depending on your market, the lifestyle benefits of having a deck are undeniable—it’s definitely a lifestyle upgrade.

Deck Costs: Understanding the Numbers

Building or upgrading a deck is a pretty significant investment, and the cost can vary widely depending on the materials, size, and complexity of the design. The type of material you choose plays a major role in the cost.

For example, resurfacing an existing deck with cedar might cost around $25k—$30k, while switching to a durable, low-maintenance composite material could increase that cost to $55k or more. Opting for a complete deck redesign, such as upgrading from a three-tier layout to a larger two-tier composite deck, can push the investment to $80k or beyond.

What Drives the Price of Decks?

Several factors influence deck costs:

• Size: A larger deck requires more materials and labor, which drives up the price. A 1,200-square-foot deck will naturally cost significantly more than a smaller design.
• Materials: While cedar is a classic and cost-effective option, composite decking offers longer-lasting value with minimal maintenance, albeit at a higher upfront cost.
• Design Complexity: Custom layouts, additional features like built-in seating or fire pits, and multi-tiered designs increase the materials and labor required.

While these costs might seem steep, they reflect the quality and durability of the materials and the craftsmanship needed to create a well-built deck. By carefully considering these elements, homeowners can choose an option that fits their needs and aligns with their long-term goals.

Maintenance Expenses: Wood vs. Composite Decks

When planning a deck project for property resale, don’t overlook ongoing maintenance costs. The material you choose will affect your budget and the effort required to keep your deck in great shape.

Wood Decks: Higher Costs, More Work

Wood decks, like those made of cedar, need regular upkeep to stay durable and attractive. Tasks such as power washing, sanding, and staining are typically required every 1–3 years to protect against moisture, UV damage, and wear. While this maintenance can preserve your deck’s beauty, it comes at a price—both in time and money. Over the years, maintenance costs can add up to thousands of dollars, not to mention the effort of dedicating weekends to these tasks.

Composite Decks: Low Maintenance, High Value

Composite decking is a hassle-free alternative. Unlike wood, composite boards don’t need staining or sealing and are resistant to warping, rotting, and splintering. Maintenance is minimal—usually just occasional cleaning with soap and water. Although composite decking costs more upfront, the long-term savings and reduced effort make it a smart investment for homeowners who prefer enjoying their deck over maintaining it.

Local Market Variations: How Location Impacts Deck Pricing

Where you live plays a big role in determining the cost of building or upgrading a deck.

Higher Costs in High-Value Neighborhoods

In upscale areas or neighborhoods with high-value homes, contractors may charge more for their services. This is partly due to the expectation of premium materials and craftsmanship in these markets.

Regional Material and Labor Costs

Prices for materials like cedar and composite decking and labor costs can vary by region. Areas with higher costs of living often have pricier construction services, while rural areas might offer more competitive rates. Additionally, if your region experiences harsh weather, contractors may recommend sturdier designs or materials, which could increase the cost.

Return on Investment: Will a New Deck Pay Off?

When considering a new deck, balance your personal enjoyment with realistic property resale expectations to make the investment worthwhile.

Resale Value

A well-maintained deck can enhance your home’s appeal, making it more attractive to potential buyers. However, the financial return might not fully cover your investment. On average, the deck ROI ranges between 60% and 75%, depending on factors like material, size, and design. A stylish, functional deck could sway buyers to make higher offers, but it’s important to remember that the deck’s cost is rarely recouped dollar for dollar during resale.

Potential Drawbacks

If a deck is overbuilt for the area—too large, too elaborate, or made from luxury materials—it may not align with buyer expectations. This could result in less-than-expected deck ROI, as not all buyers will value the deck’s features as much as you do. Additionally, while a great deck can boost your home’s appeal, many buyers won’t factor the full cost of the deck into their offers, seeing it more as an added bonus rather than a must-have feature.

Factors to Consider Before Investing in a Deck

Before building a deck as a way to upgrade your home, consider the following factors when making your decision:

Personal Enjoyment

The biggest question to ask yourself is: How much will you and your family use and enjoy the deck? If you’re hosting barbecues, relaxing outdoors, or spending quality time outside, the deck becomes more than an investment—it’s a lifestyle upgrade. Even if the deck ROI isn’t 100%, the boost to your quality of life can make it worth every penny.

Local Real Estate Market

Decks hold different values depending on where you live. Consulting a local realtor can give you insights into how decks are perceived in your area. In neighborhoods where outdoor spaces are highly valued, a deck might make your home stand out. On the flip side, in areas where decks are less common, the investment might not carry as much weight with buyers.

Bigger Isn’t Always Better

A large, elaborate deck might seem like the ultimate upgrade, but oversized projects can lead to diminishing returns. An extravagant deck that dwarfs your home or doesn’t match the neighborhood could limit its appeal to buyers. Focus on a design that balances size, functionality, and aesthetics for the best long-term value.

Alternative Investments

A deck isn’t the only way to enhance your outdoor space. If a deck feels like too much of an investment, consider options like landscaping, a patio, or even a pergola. Patios are often more affordable and just as functional, depending on your property and lifestyle. A pergola can add visual appeal and extended usability to your backyard. Tailor your choice to what works best for your space and budget.

Upgrade Your Outdoor Space with a Deck Built by Olympic Decks

Adding or upgrading a deck is a big financial decision, but it’s one that can really enhance your lifestyle and the value of your home. While decks can make your home more appealing to buyers, the return on investment of a deck typically falls between 60% and 75%. That means the true value of a deck often lies in the personal enjoyment and functionality it brings to your outdoor space.

Before committing, consider how much time you’ll spend using the deck, how it fits with your neighborhood, and whether the design aligns with your budget and needs. Sometimes, a simple project like adding a pergola or beautiful landscaping might be a better fit, but for those who value outdoor living, a well-designed deck can be a game changer.

Ready to make your dream deck a reality? Whether you need a new deck, expert deck resurfacing, or a pergola with a louvered roof, we would love to bring your vision to life. Contact Olympic Decks today for expert guidance and tailored solutions to fit your vision, budget, and lifestyle.