Is "green-washing" a thing in real estate?

Great question, and your agent is being honest with you on the comps side. In most markets, appraisers are still catching up to energy efficiency improvements. A $40K solar and heat pump investment rarely comes back dollar-for-dollar in the appraised value because comparable sales with similar upgrades are hard to find in most neighborhoods. But that doesn't mean you're out $40K. Here's the reality: Your marketability advantage is real. A home with zero or near-zero utility bills stands out, especially in states like Florida where summer electric bills can easily hit $300-400/month. That's a selling point that gets attention and can drive multiple offers, even if the appraiser doesn't give you full credit. The key is how you market it. Your agent needs to highlight the actual utility savings with real numbers, not just say "energy efficient." Buyers respond to "average monthly electric bill: $12" a lot more than "solar panels included." Make sure your listing showcases the annual savings, the age and warranty on the equipment, and whether the solar is owned (not leased, which is a whole different conversation). To find the right buyers, look for green home directories, energy efficiency focused listing features on Zillow and Realtor.com, and make sure your MLS green fields are filled out completely. The Pearl Certification and Department of Energy's Home Energy Score are two tools that can help document and validate the value of your upgrades for both buyers and appraisers. You didn't waste $40K. You just need the right marketing strategy to make sure the right buyers see what they're getting. Barrett Henry, REALTOR® RE/MAX Collective (813) 733-7907 nowtb.com

It attracks buyers but in terms of appraisal it does not really add up much value to justify it.

Hi! is the solar leased or fully owned? Solar panels can add a complexity to a sale that not every buyer finds attractive. The heat pump will be a welcome addition, but you would not get the full investment back unfortunately. Some buyers may really love everything that you've done, but for others it won't make a noticeable difference in value.

I'm an agent in Arkansas and I agree it makes it more marketable but usually it also makes it harder to sell especially if there is an additional cost to pick up the solar panel contract. In fact, usually my seller's pay it off.

Something that lowers the Buyer's utility expenses will absolutely add value and you can & will get a portion of your investment back. The comparables will have to be studied to ensure they do or do not have solar / heat pumps. If they don't then this will be a value you can get. If the comps also have the same, then you don't get extra. You can usually mark on the MLS the energy saving / green features you have. Any property description can note solar and heat-pump along with the savings per month or the safety from having this vs grid power only.

Just make sure it is in the marketing remarks & stated clearly so buyers understand the benefit of what you are providing. It will help you net more with your bottom line & makes your home more valuable but an exact return dollar for dollar is unlikely.