Does a pool increase home value?
Does a pool increase home value?
5% – 7% average increase in home value for an inground pool
How much value does a pool add to a house?
An inground pool increases home value by 5% to 7% on average. However, added home value is not guaranteed with every pool installation. How much value a pool adds to your home depends on many factors, including the location, climate, pool type, local real estate market, and your personal enjoyment.
While 5% to 7% is the general average, the value added for a new pool can range anywhere from 0% for a basic pool in a neighborhood where pools are uncommon to 10% or more for a luxury pool with well-designed landscaping in an area where swimming pools are an expected or desired feature for potential buyers.
| National Average | 6% |
| Minimum | 0% |
| Maximum | 10%+ |
| Average Range | 5% to 7% |
Beyond pools, other home renovations that add value and offer a better potential return on investment (ROI) include kitchen and bath remodeling, basement finishing, landscaping and curb appeal upgrades, and home energy improvements.
Factors that influence the value of a pool
The National Association of Realtors' 2023 Remodeling Impact Report notes an average 56% ROI for inground pool installations. However, several key factors influence whether a pool adds value to your home and how much.
Location & climate: Pools add more value in warm weather climates where they can be used nearly year-round, like Florida, Arizona, and Southern California. In regions with cold winters, pools only provide a few months of use each year, reducing the value added.
Overall yard size: Before installing a pool, ensure you have adequate space for the pool itself and a comfortable surrounding area for relaxing or entertaining when not in the water.
Pool type & condition: Above-ground pools are considered temporary in most cases and typically do not add home value. Inground pools are considered permanent and have the most potential to add value. However, a neglected or poorly maintained inground pool may do the opposite.
Neighborhood stats & target market: Luxury buyers expect high-end pools and are willing to pay for them. If almost every home in your area has a pool, adding one to yours will likely increase its current value. However, most budget-conscious buyers avoid homes with pools due to the ongoing maintenance costs.
Season: Pool sales data shows that more buyers are interested in homes with pools in late spring and summer when the sun is shining, the pool is sparkling, and it's easy to daydream about enjoying its benefits on a hot day.
Research your housing market or consult with a local realtor before installing a pool. In neighborhoods where the market is filled with cost-conscious buyers, adding a pool may make your home more difficult to sell.
Pool cost considerations
Most real estate experts will tell you to only consider installing a pool for personal enjoyment, not for the potential value it may add to your home. Pools are expensive to build and maintain, and the return on investment (ROI) is often quite low, sometimes zero or even negative, depending on the market.
Any value added by a pool must be weighed against the costs of installation and ongoing maintenance.
Pool type and installation cost
An inground pool increases home value in some areas but not enough to offset the pool installation cost. Still, most homeowners gave inground pools a "joy score" of 10—the highest possible score—in a recent survey on outdoor remodeling projects, so if personal enjoyment is your goal, a pool is a feature worth considering.
An above-ground pool won't increase home value, but it likely won't lower the value either, as it's easy to remove.
| Pool type | Average total cost |
|---|---|
| Inground pool cost | $25,000 – $100,000 |
| Semi-inground pool cost | $7,000 – $25,000 |
| Above-ground pool cost | $1,600 – $7,500 |
Most states require a fence around a pool for safety. If your yard is not already enclosed, a pool fence costs $2,000 to $13,500 to install on average.
Additional features
Additional expenses beyond the pool itself can significantly impact the overall cost of building and maintaining a swimming pool. The following table details some common accessories, features, and outdoor amenities to consider when installing a new pool.
| Installation type | Average installed cost |
|---|---|
| Pool cover cost | $1,000 – $3,600 (manual) $8,000 – $20,000 (automatic) |
| Pool heater cost | $1,600 – $5,200 |
| Pool waterfall cost | $2,000 – $8,800 |
| Pool screen enclosure cost | $4,000 – $14,000 |
| Pool patio cost | $5 – $35 per square foot |
| Above-ground pool deck cost | $25 – $50 per square foot |
| Pool house cost | $150 – $600 per square foot |
Maintenance
As most any pool owner can tell you, the cost of pool ownership does not end with the installation. All pools need regular cleaning and maintenance. While routine pool maintenance costs $80 to $150 per month, total annual upkeep costs $3,000 to $6,000 on average for maintenance, minor repairs, water, and electricity.
If your home is not in a region with year-round pool weather, expect to spend $350 to $400 each time you open or close the pool for the season.
Repairs
Pool repairs cost as little as $50 to as much as $1,700+, depending on the type and extent of damage. A well-maintained pool may not need any major repairs. However, certain parts eventually require replacement in most pools. The following table shows the average lifespan and replacement cost for several common pool parts.
| Part type | Average replacement cost | Typical lifespan / replacement timeline |
|---|---|---|
| Pool filter cost | $250 – $1,700 | 2 – 3 years |
| Pool pump cost | $300 – $1,600 | 8 – 15 years |
| Pool liner cost | $2,000 – $7,500 | 5 – 15 years |
| Pool lighting cost | $500 – $1,700 per light | 1 – 20 years |
Taxes & insurance
Most homeowners insurance policies cover pools, but premiums typically increase by $50 to $100 per year to account for the increased risk and liability. Property taxes are likely to increase as well if your new pool adds value. Don't forget to factor in these extra costs when considering a new pool installation.
Pros and cons of owning a pool
Depending on your location, a swimming pool can mean many different things to potential buyers—a luxury, a must-have, an added maintenance hassle, or even a potential safety concern. Consider the pros and cons of pool ownership to decide if it's the right amenity for your home:
| Pros | Cons |
|---|---|
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Pool value FAQs
Do homes with pools sell faster?
A home with a pool may sell faster in some areas but slower in others. In a warm climate where people use their pools year-round, a home with a pool is more desirable for many buyers and may sell faster in the right market conditions. A home in a high-end neighborhood where pools are expected is not likely to sell any faster.
Should I remodel or remove my pool before selling?
Remodeling an aging pool adds value if done well, while removing it may make the home more marketable in areas where most potential buyers are avoiding homes with pools. Either option is preferable to listing an unattractive, poorly maintained pool.
A pool inspector near you can assess your pool's current condition and offer recommendations to help you decide which option is best for your property.
Getting estimates from pool builders
Consult a local realtor to understand the market and resale value before major home improvements like a pool. If you decide a pool makes sense, follow these guidelines to find a qualified pool builder near you and accurately budget for installation:
Get estimates from multiple contractors who specialize in the type of pool you want.
Check out their previous work on their website or ask for local references you can contact.
Look for active members of the Association of Pool and Spa Professionals who are licensed, insured, bonded, and have been in business for 5+ years.
Verify their credentials, and look for positive reviews on platforms like HomeGuide and Google.
Ask about warranties and guarantees.
Request an itemized estimate in writing and have a detailed contract and warranty in hand before the work begins.
Avoid making large payments at the beginning of the project. Follow a payment schedule for work completely instead, and don't make the final payment until the installation is complete.
Questions to ask a pool contractor
Ask the following questions when evaluating potential contractors for your pool installation:
How long have you been doing business in this area?
Are you licensed, bonded, and insured?
Do you belong to any professional organizations?
What pool type do you recommend for my property?
Do you install pool covers, heaters, and other pool accessories?
Can you provide an estimate with a breakdown of exactly what is included?
Are there any additional costs should I expect?
How long should this pool installation take?
How long is the warranty, and what does it cover?
What kind of regular maintenance will my pool need?
Do you offer a pool maintenance plan?
What do you charge for repairs?
Using our proprietary cost database, in-depth research, and collaboration with industry experts, we deliver accurate, up-to-date pricing and insights you can trust, every time.