Renovation ROI in The Fountains: The $150K Difference Between Smart Updates and Wasted Money
Here's the brutal truth about renovations in The Fountains: most homeowners waste money on upgrades that don't add value.
They spend $30K on custom built-ins that buyers rip out. They invest $50K in elaborate stone features that feel dated. They renovate based on personal taste instead of market demand—and then wonder why their home sits on the market for 90 days while a comparable property down the street sells in 30.
After selling 161 homes in The Fountains, I know exactly which renovations deliver ROI and which ones are money pits. I've watched sellers spend $200K on updates and add $400K to their sale price. I've also watched sellers spend $100K on the wrong things and add zero value.
The difference? Strategic renovation based on data, not emotion.
Let me break down what actually works.
Why Renovation Strategy Matters More Here
In production communities, homes are similar. Baseline condition and buyer expectations are consistent. Renovation decisions are straightforward.
The Fountains is different. Every home is custom-built with unique design, layout, and condition. That variety creates opportunity—and risk.
Why strategic renovation is critical:
✅ Buyers expect updated interiors at luxury price points—original condition doesn't cut it
✅ Modernized homes outperform by 20-30% in price per square foot
✅ Renovation quality affects perceived value—cheap updates hurt more than they help
✅ Updated homes reduce buyer objections—fewer negotiations, faster closings
✅ Out-of-state buyers want turnkey—they're not moving across the country to renovate
After analyzing 161 sales, renovation strategy is the #2 predictor of price per square foot—right behind lot quality.
Get it right, and you make an extra $150K-$300K. Get it wrong, and you leave money on the table or worse, lose it.
The Kitchen: The Single Highest-ROI Renovation
Let me be blunt: if you're going to renovate one thing, make it the kitchen.
Buyers walk into a home, see the kitchen, and decide within 60 seconds whether they're interested. A dated kitchen kills deals instantly. A modern kitchen generates offers.
High-ROI kitchen upgrades:
✅ Quartz or natural stone countertops—not tile, not laminate
✅ New cabinets or refinished modern cabinetry—white, gray, or natural wood tones
✅ High-end appliances—stainless steel minimum (Sub-Zero, Wolf, Thermador if budget allows)
✅ Modern backsplash—subway tile, large format tile, natural stone
✅ Pendant lighting over island—no more dated track lighting or fluorescent boxes
✅ Large island with seating—functional and visually appealing
Cost: $75K-$125K for a full kitchen renovation
Value add: $150K-$250K in sale price and 40-50% faster time on market
I sold two nearly identical homes last year. One had an original 1998 kitchen with oak cabinets and laminate counters. The other had a fully renovated modern kitchen.
Original kitchen: 87 days on market, sold for $1.75M
Renovated kitchen: 22 days on market, sold for $2.15M
That's a $400K difference and 65 days faster—all driven by a $100K kitchen renovation.
The ROI is undeniable.
The Primary Bathroom: The Close Second
Luxury buyers expect spa-like primary bathrooms. Outdated bathrooms create immediate buyer resistance.
Value-boosting bathroom features:
✅ Large walk-in showers—frameless glass, multiple shower heads, bench seating
✅ Modern tile—12x24 or larger, neutral colors
✅ New vanities with quartz or stone counters—dual sinks, plenty of storage
✅ Freestanding soaking tub (if space allows)
✅ Updated lighting—modern fixtures, no Hollywood-style vanity bars
✅ Neutral tones—whites, grays, natural stone
Cost: $40K-$80K for a primary bathroom renovation
Value add: $80K-$150K in sale price and increased buyer enthusiasm
I worked with a seller last year who renovated the primary bath before listing. Walk-in shower with frameless glass, modern tile, dual vanities, new lighting—the works.
We had 5 offers within 18 days. Multiple buyers specifically mentioned the bathroom as a deciding factor.
Without that update? We would've taken 60+ days and gotten $100K less. Guaranteed.
Flooring: The Fastest Way to Transform a Home
Flooring is one of those things buyers notice subconsciously. Dated flooring makes everything else look worse—even if the rest of the house is updated.
Best-performing luxury flooring:
✅ Wide-plank engineered hardwood—light to medium tones, 5-7 inches wide
✅ High-quality luxury vinyl plank (LVP)—realistic wood look, durable
✅ Large-format tile—12x24 or larger in kitchens, baths, entries
✅ Consistent flooring throughout—no mismatched transitions
Avoid:
❌ Carpet in main living areas
❌ Small tile (8x8 or smaller)
❌ Golden oak hardwood
❌ Mismatched flooring between rooms
Cost: $40K-$70K to refloor a 5,000 sq ft home
Value add: $100K-$150K in sale price and dramatically improved buyer perception
Flooring is the foundation of every room. Get it right, and everything else looks better.
I sold a home last year where the seller replaced outdated carpet and small tile with wide-plank LVP throughout. Cost: $55K. Result: sold in 29 days for $2.2M. A comparable home with original flooring sat for 96 days and sold for $1.9M.
That's $300K extra and 67 days faster—for a $55K investment.
Interior Paint and Lighting: High-Impact, Accessible Upgrades
If you have a limited budget, start here. Paint and lighting updates deliver massive visual transformation for relatively low cost.
Most effective interior paint strategy:
✅ Soft whites and warm grays—Sherwin Williams Alabaster, Benjamin Moore Revere Pewter
✅ Consistent palette throughout—no jarring color changes room to room
✅ Fresh, clean application—no missed spots or sloppy edges
Lighting upgrades buyers value:
✅ Modern fixtures—brushed nickel, matte black, or polished chrome
✅ Pendant lights over islands
✅ LED recessed lighting—no more can lights with yellow bulbs
✅ Minimalist chandeliers—clean lines, not ornate
Cost: $8K-$15K combined for paint and lighting
Value add: $30K-$60K in perceived value and buyer enthusiasm
These upgrades won't sell a house with a terrible kitchen, but they'll dramatically improve how buyers perceive the entire home.
Outdoor Living: The Fountains' Secret Weapon
The Fountains has large lots. If your outdoor space looks like a builder-grade afterthought, you're leaving serious money on the table.
Strong outdoor upgrade options:
✅ Modern pool resurfacing—pebble-tec, glass tile, LED lighting
✅ Outdoor kitchens—built-in BBQ, sink, storage, refrigeration
✅ Fire features—firepit or fireplace for cooler months
✅ Updated pavers and hardscaping
✅ Refreshed landscaping—mature trees, drought-tolerant plants, lush greenery
✅ LED outdoor lighting—accent lighting on trees, walkways, architecture
Cost: $50K-$100K for comprehensive outdoor upgrades
Value add: $125K-$200K in sale price and massive buyer appeal
Resort-style backyards sell homes. Period.
I sold a property last spring with a fully upgraded outdoor space—renovated pool, outdoor kitchen, fire feature, covered patio with fans and lighting, beautiful landscaping. We had 7 showings and 5 offers within 11 days.
A comparable home with a basic pool and minimal landscaping sat for 78 days and sold for $175K less.
How Renovation Level Impacts Different Buyer Segments
Different buyers care about different things. Understanding your target buyer helps you prioritize upgrades.
Out-of-state relocations:
Want turnkey, modern, zero projects. Expect updated kitchens, bathrooms, flooring, systems. Will pay premiums for perfection.
Families:
Want functional, modern, low-maintenance. Look for move-in ready so they can focus on kids, not contractors.
Retirees:
Want neutral colors, updated primary suites, simplicity. Value cleanliness, practicality, no surprises.
Investors:
Evaluate renovation scope for resale potential. Prefer updates with broad buyer appeal and strong ROI.
Tailor your renovation strategy to your most likely buyer.
Renovations With Lower ROI (Don't Waste Your Money)
Not all upgrades add value. Some are money pits.
Low-ROI improvements:
❌ Overly themed designs—heavy Tuscan, Mediterranean with dark interiors
❌ Complex wall textures—dated and expensive to fix
❌ High-cost tech systems—smart home features buyers won't pay extra for
❌ Elaborate built-ins—reduce layout flexibility, buyers often remove them
❌ Very dark interiors—limit buyer appeal
I watched a seller spend $40K on custom built-ins throughout a home. Beautiful craftsmanship. Zero ROI. Buyers saw them as obstacles, not features.
Don't renovate based on your taste. Renovate based on market demand.
Renovations That Can Actually Hurt Value
Bad renovations are worse than no renovations. Buyers notice low-quality work immediately.
Common pitfalls:
❌ Mismatched flooring—different materials or colors in adjacent rooms
❌ Inconsistent paint—different whites or grays room to room
❌ Out-of-place architectural styles—ultra-modern kitchen in a Mediterranean home
❌ Over-customized bathrooms—bright colors, unusual fixtures
❌ Cheap materials in high-visibility areas—laminate counters, builder-grade fixtures
If you're going to renovate, do it right. Half-assed updates hurt more than they help.
The Data: What 161 Sales Tell Us
Here's what I've tracked across 161 transactions:
Strongest price-per-foot improvements:
- Full-home modernization—kitchen, baths, flooring, paint, outdoor
- Kitchen + bathroom remodel combined
- Soft modern makeover—flooring, paint, lighting, updated fixtures
- Outdoor living upgrades—pool, kitchen, fire features
Moderate improvements:
- Partial updates without flooring changes—still helps, but limited upside
- Surface-level upgrades without layout changes—paint and lighting alone
Lowest improvements:
- Minor updates without addressing key visual elements—doesn't move the needle
Comprehensive, strategic modernization delivers maximum ROI.
Frequently Asked Questions (Real Talk)
Do renovated homes sell faster?
Absolutely. Renovated homes sell 40-50% faster and at 20-30% higher price per square foot.
Is a full renovation necessary?
Not always. Kitchen, bathrooms, flooring, and paint deliver 80% of the value. You can skip elaborate outdoor upgrades if budget is tight, but don't skip interior essentials.
What matters most to out-of-state buyers?
Turnkey condition, modern finishes, updated mechanical systems. They're moving across the country—they don't want projects.
Should I renovate before selling or price lower?
Almost always renovate. You'll net more money after renovation costs than you will by pricing lower and hoping buyers overlook dated finishes.
Who's the expert for evaluating renovation value?
The agent with 161 of 197 total sales who's tracked ROI on every upgrade. That's me.
Here's What You Need to Do Right Now
Renovation strategy can make or break your sale. Spend money on the right things, and you net an extra $150K-$300K. Waste money on the wrong things, and you get zero ROI—or worse.
Don't guess. Don't renovate based on HGTV or your personal taste. Work with someone who knows exactly which upgrades deliver value in The Fountains.
That's me.
CALL ME NOW: 702-296-2554
If you're selling:
✅ I'll walk through your home and assess renovation needs
✅ I'll tell you which upgrades will deliver ROI and which won't
✅ I'll create a pre-listing renovation strategy that maximizes value
✅ I'll connect you with trusted contractors who do quality work
If you're buying:
✅ I'll show you which homes are over-renovated and overpriced
✅ I'll identify properties with renovation potential and strong ROI
✅ I'll help you avoid homes with bad renovations that cost money to fix
If you're an investor:
✅ I'll evaluate renovation scope and ROI potential
✅ I'll show you which upgrades deliver maximum resale value
✅ I'll help you avoid costly mistakes that don't add value
EMAIL ME: [email protected]
Send me your address or a property you're considering. I'll respond personally with a renovation analysis—what needs updating, cost estimates, ROI projections, strategic priorities.
What you're getting:
✅ 161 Fountains sales worth of renovation ROI data
✅ Honest assessment of which upgrades add value
✅ Strategic renovation guidance that maximizes returns
✅ Contractor connections for quality work
Renovation strategy is the difference between netting $1.8M and $2.2M on the same house. Don't waste money on upgrades that don't add value. Work with someone who knows what actually works.
Pick up your phone. Call 702-296-2554. Let's maximize your renovation ROI.
Eric Gorton
The Gorton Group at Simply Vegas
702-296-2554
[email protected]
161 of 197 Fountains sales. Renovation ROI expert. Maximum value, smart investments.
P.S. Considering renovations before listing or buying a fixer? Email me at [email protected] with "Renovation Analysis" in the subject line. Include your address or target property. I'll send you a detailed breakdown within 24 hours—renovation priorities, cost estimates, ROI projections, and strategic recommendations. No cost, no obligation—just expert guidance that could be worth $100K+ in net proceeds.
