How Much Value Does a Deck Add to a House?


|10 min read

If you want to increase the value of your home by improving the backyard, consider installing a patio or porch. These structures create entertainment space for your family and any guests who stop by.

You can use your porch year-round, starting with grill-outs in the summer and hot cocoa-fueled get-togethers in the winter.  

Not only can a deck increase the happiness you get from your home, but it can also increase your resale value and make it more appealing to buyers.

Learn more about decks, patios, and porches to see how they impact your home values and decide whether one of these additions is right for you.

How much value does a deck add to a house?

Experts estimate that decks have an average return on investment (ROI) of 72%. This means that your deck will contribute to your resale value when it comes time to list your home. However, to understand the true value of the deck, it helps to compare this project to other high-ROI investments you might be considering. 

Replacing an entry door is one of the highest ROI projects with an average return of 101%; however, this only applies to a steel door and is only relevant if your current door is insufficient. A mid-range kitchen remodel has an 86% ROI, which is also considered high.

Rounding out home improvements with the highest returns is window replacement, with a 61% ROI. A deck installation easily beaks this return level. 

While ROI when selling your house is certainly an important consideration when deciding to install a deck, you also want to evaluate how much joy this addition will bring to you. Many people use their decks every day when the weather is nice and entertain guests throughout the year.

You can create a space for your kids to play and for your friends and family to gather together. The same reasons that you want a deck are the reasons why this addition has a high ROI and is desirable to buyers.

Factors Influencing Deck Value

It’s hard to assign an exact ROI to your deck installation because these additions can vary significantly from one home to the next. The materials you choose, the size of the deck, and the location of this project will all impact your building costs.

The same factors will determine how much you get back for the investment. Here are a few things to keep in mind and answer before you start your deck construction.

Decide Between a Deck and a Patio

A deck is a platform built onto your house. It is usually elevated at least a few feet to prevent your family and friends from walking on the ground. Many decks are wooden and have railings built around them. Conversely, a patio is usually built on ground level and has a concrete foundation. While some people use these terms interchangeably, you will want to know the difference when seeking building quotes.

Patios tend to have lower ROIs than decks. This isn’t necessarily because of changes in consumer demand as much as the materials used. Composite decking is more affordable and has quickly made decks more popular.

Evaluate the Location and Size of Your Project

Two of the biggest factors that will contribute to project cost are the location of your deck and how big it is. While many decks are built in the backyard, it’s not uncommon for homeowners to request second-story decks and stairs to the ground level. If this is the case with your project, the overall cost might be higher because the deck needs structural support and stairs installed. 

Decks with a larger square footage cost more. Consider the amount of space your deck will take up to create a comfortable entertaining space. Keep in mind that many municipalities have zoning laws that require a certain amount of green space in your yard. This means you might not be able to build as large of a deck as you want if you have a small lawn. 

Choose the Best Materials for the Job

If you decide to move forward with a deck instead of a patio, you can choose from a variety of wood options. A traditional wood deck is highly desirable but also requires maintenance. You will need to regularly clean the wood and inspect it for rot.

If termites discover your home, your wood deck could get eaten away. 

An alternative option is a composite deck, which is made from materials designed to simulate wood. A composite deck is less delicate than a wood deck and the materials come in a variety of shades and textures. 

Pricing for composite options varies and wood prices also fluctuate throughout the year. Materials costs will impact the cost of your deck installation and the overall ROI.

Understand Your Maintenance Requirements

When you are considering different deck materials, don’t just focus on price. Consider the kinds of maintenance that come with each option and whether you can handle the tasks that come with them. 

For example, some homeowners want low-maintenance wood that could be found with synthetic materials. You might be able to easily hose down your deck or sweep it occasionally to keep it clean. However, if you want a nicer wood option, you may be willing to focus on the upkeep that comes with it. 

Finally, some materials do better in certain climates than others. Your contractor might recommend specific types of wood that last longer in your region. Whether you live in a dry state or a humid one, choosing the best possible materials will keep your deck looking better for longer. 

Consider Optional Add-Ons

Finally, evaluate any additions to your deck project that can make this space more enjoyable. It’s not uncommon for homeowners to build roofs over their decks and patios to create shade and enable their use year-round. You can also build a screen around the deck to keep it bug-free throughout the year. 

Some people even turn their decks into second living spaces. Set aside funds in your budget for furniture like couches, chairs, and a fire pit. You can even build an outdoor kitchen with a grill, refrigerator, sink, and cabinets. This last project might require the addition of water and gas hookups to your patio.

Cost Estimates for Deck Installation

All of the above factors contribute to your deck’s impact on your home value. A deck that is too small might not give you the ROI that you expect, while an entire outdoor kitchen might increase your budget beyond a reasonable reach for ROI. Unfortunately, the various moving pieces involved in deck installation also make it hard to estimate the cost of the project. However, it is possible to look at national trends to get an estimated price range. 

Across the country, most people pay $8,159 to build a deck. On the low end, these projects can be completed for $4,300. On the high end, you might pay more than $12,000 for your deck installation. Some homeowners even pay more than $23,000 if they want a large deck with several features and amenities.   

Materials make up about half the expense of the average wood deck. The remaining costs go toward labor and framing. If wood prices increase or the cost of composite wood changes significantly in the near future, the cost of building a deck could rise or fall. 

Not only will the size of your project affect the cost, but so will your region. Some states and cities are more expensive to live in than others, which means the estimates for your deck add-on could be higher.

Main Drivers of Deck Demand by Buyers

The demand for deck design in homes has changed significantly in the past few years. At the start of the COVID-19 pandemic in 2020, homeowners from all walks of life started investing in renovations. People were home more often and wanted to make their living areas more enjoyable. Demand for outdoor spaces, in particular, soared because people wanted safe spaces to meet. 

Even as the pandemic passed, potential buyers sought out houses that had outdoor decks. Some had become used to the wooden decks they built and wanted this feature in their next properties. 

In 2024, experts predict the decking market will stagnate as many homeowners who wanted decks now have them. Construction prices also remain high, limiting the ability of some people to afford these additions. This could mean that you get a good deal on your deck project and have it installed quickly if the contractor you work with has a more open schedule than in previous years.

High construction prices can also determine how much value wood decks and composite decks add to homes. Some buyers might seek out properties with existing decks so they don’t have to install their features themselves. Not everyone is willing to take on such a significant home improvement project.

Maximizing ROI with Your Deck Addition

If you want to showcase your outdoor living space in the home sale, there are a few steps you can take to maximize its impact on buyers – and therefore your home’s perceived value. It’s worth your time to position your deck in its best light so buyers view it as an asset. 

  • Clean your patio before you list the home: depending on whether you have a wood deck or composite deck, you will want to wash or pressure wash the outdoor space. 
  • Make any necessary repairs: check for any signs of rot, mold, termites, or wear. Consider replacing worn-out boards. While these issues might not deter buyers, they could raise red flags during a home inspection. It’s better to proactively make the repairs. 
  • Stage your home: help people see how they can use your new wood deck. You might add lounge chairs, a grill, and other seating to make recommendations for relaxing on the deck.  
  • Ask about low-cost upgrades: you might discover that screening in a space adds more value than expected. Small investments could have a big payoff. 
  • Don’t forget the lighting: change the bulbs on your patio lighting or install lights to create a welcoming space at night. 

These steps can assure buyers that your deck is in good condition and is ready for their enjoyment. This builds excitement about your property rather than raising concerns about the maintenance and repairs of the outdoor structure.

Make Your Outdoor Space a Marketing Point in Your Home Sale

If you are building a deck add-on to increase your home value, make sure your real estate agent knows to highlight it during the sale process. Outdoor living spaces are highly desirable for some buyers who enjoy relaxing in the fresh air without leaving their homes. Your agent should know how to photograph the deck in a manner that attracts buyers. Once you know how much value does a deck add to a house, you can focus on maximizing those returns.  

To find a real estate agent in your area, turn to the professionals at FastExpert. We can help you find qualified agents who know how to market wood decks, composite decks, and everything in between. Whether you have a large patio or a small porch, your FastExpert Realtor can help you. Take the first steps to sell your home today.

Amanda Dodge

Amanda Dodge is a real estate writer and expert. She has worked in the field for more than eight years. She spends her time writing and researching trends in real estate, finance, and business. She graduated with a bachelor's degree in Communications from Florida State University.

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