When it comes to home renovations, kitchens and bathrooms often top homeowners' wish lists. These spaces are not only essential to daily living but can also be make-or-break features for potential buyers of Oregon Coast properties. But with their typically higher price tags, are these renovations actually worth the investment for Oregon Coast homeowners in Newport, Yachats, Waldport, and surrounding communities?
According to the National Association of REALTORS®' 2022 Remodeling Impact Report, kitchen and bathroom renovations don't quite achieve the 100%+ ROI of projects like hardwood floor refinishing or roofing—but they do offer solid returns while dramatically enhancing your Oregon Coast home's marketability and your daily living experience.
Let's break down the numbers and considerations specifically for Oregon Coast properties.
Complete Kitchen Renovation: 75% ROI
The Investment: $80,000 (average cost)
The Return: $60,000 (estimated value recovered)
Joy Score: 9.8/10
A complete kitchen renovation involves gutting the space and starting fresh—new cabinets, countertops, appliances, flooring, lighting, and often a reconfigured layout.
Financial Perspective: While recovering 75% of your investment might not sound impressive compared to projects with 100%+ returns, it's important to consider the absolute dollars. A $60,000 increase in home value represents a significant boost to your property's overall worth.
Why It Works for Oregon Coast Properties:
-
Entertaining Focus: Oregon Coast homes often serve as gathering places for family and friends. An open, well-designed kitchen enhances the entertainment value of your property.
-
Indoor-Outdoor Flow: Modern Oregon Coast kitchens frequently connect to outdoor living spaces—a feature that commands premium pricing in beachfront and waterfront communities.
-
Regional Styling: Kitchens with coastal-inspired design elements (light colors, natural materials, marine-inspired accents) create cohesive appeal in Oregon Coast markets.
-
Vacation Rental Potential: For investment properties, premium kitchens can significantly increase rental rates and occupancy—potentially generating additional revenue that offsets renovation costs.
Homeowner Satisfaction: Kitchen renovations earned an impressive Joy Score of 9.8/10, with 94% of homeowners reporting a greater desire to be at home after completion. A remarkable 86% experienced increased enjoyment of their home, and 85% felt a major sense of accomplishment.
As one Waldport homeowner told me, "Our kitchen renovation completely changed how we use our home. We're entertaining more, cooking together as a family, and actually enjoying the ocean view that was previously blocked by an awkward layout."
Kitchen Upgrade: 67% ROI
The Investment: $45,000 (average cost)
The Return: $30,000 (estimated value recovered)
Joy Score: 9.8/10
A more modest kitchen upgrade—which might include refacing cabinets, replacing countertops, and updating appliances without changing the layout—offers a 67% return on investment.
Why Consider This Option: A kitchen upgrade delivers many of the visual benefits of a complete renovation at approximately half the cost. For Oregon Coast homeowners planning to sell within 2-5 years, this moderate approach often makes more financial sense.
REALTOR® Insights: According to the NAR report, 30% of REALTORS® recommend a kitchen upgrade before selling—making it the most frequently recommended interior improvement.
"Buyers can tell the difference between a dated kitchen and a refreshed one," I often tell my clients. "But they don't necessarily need to see a complete high-end renovation to be impressed. Strategic updates that address visual appeal and functionality often suffice to secure top dollar in the Oregon Coast market."
Bathroom Renovation: 71% ROI
The Investment: $35,000 (average cost)
The Return: $25,000 (estimated value recovered)
Joy Score: 9.6/10
A full bathroom renovation typically includes new fixtures, tile work, vanities, flooring, and sometimes a reconfigured layout for improved functionality.
Why It Works for Oregon Coast Properties:
-
Sand Management: Thoughtfully designed bathrooms in Oregon Coast properties incorporate features that help manage sand and salt—like walk-in showers, specialized storage, and durable surfaces.
-
Spa-Like Retreats: Oregon Coast property buyers often expect master bathrooms that offer resort-quality amenities—rainfall showerheads, soaking tubs, and high-end finishes.
-
Guest Accommodation: Additional well-appointed bathrooms are particularly valuable in Oregon Coast homes that frequently host visitors.
-
Outdoor Access: Bathrooms with connections to outdoor showers or deck areas command premium value in Oregon Coast communities.
REALTOR® Insights: Bathroom renovations are recommended by 26% of REALTORS® before selling—second only to kitchen upgrades among interior improvements.
Homeowner Satisfaction: Bathroom renovations earned a Joy Score of 9.6/10, with 73% of homeowners reporting a greater desire to be at home after completion.
"Having a beautifully renovated bathroom feels like having a personal spa," shared a homeowner in Seal Rock. "After a day at the beach, coming home to our new rainfall shower with sea glass-inspired tile work feels like an extension of our Oregon Coast lifestyle."
Oregon Coast-Specific Considerations
When renovating kitchens and bathrooms in Oregon Coast properties, several factors can enhance both enjoyment and future resale value:
Materials Matter
Oregon Coast environments present unique challenges that should influence material selection:
- Humidity Resistance: Cabinetry, flooring, and countertops should withstand fluctuating humidity levels
- Salt Air Durability: Hardware and fixtures should resist corrosion (consider marine-grade options)
- Easy Maintenance: Sand and salt can accelerate wear; choose forgiving surfaces
- Water Resistance: Prioritize materials that can handle increased moisture exposure
Design Elements That Add Value
Certain design choices particularly resonate with Oregon Coast property buyers:
- Natural Light Maximization: Larger windows, skylights, and glass doors
- View Optimization: Kitchen layouts that showcase water views
- Indoor-Outdoor Connection: Easy access to outdoor entertaining areas
- Color Palettes: Soft blues, greens, and neutral tones that reflect the Oregon Coast setting
- Storage Solutions: Specialized storage for beach gear and outdoor equipment
Finding the Right Balance
For Oregon Coast homeowners considering kitchen or bathroom renovations, finding the right investment level involves balancing several factors:
- Time Horizon: How long will you enjoy the renovation before selling?
- Neighborhood Standards: What level of finishes are expected in your market segment?
- Existing Condition: How dated are your current spaces?
- Budget Constraints: Would multiple moderate updates yield better overall returns than one premium renovation?
The Warning Against Over-Improvement
While quality renovations generally add value, there's a ceiling to what any market will bear. We often advise clients to:
- Research comparable sold properties in your specific Oregon Coast neighborhood
- Understand the "ceiling price" for your location and property type
- Avoid significantly exceeding the standard for your Oregon Coast neighborhood
- Consider the expectations of your target buyer demographic
Professional Guidance Makes a Difference
For maximum ROI, consider consulting with:
- Real Estate Professionals: I can provide insight into which features most appeal to buyers in our specific Oregon Coast market
- Kitchen/Bath Designers: Specialists familiar with Oregon Coast properties understand the unique requirements
- Contractors with Oregon Coast Experience: They'll be familiar with materials and methods suited to our maritime environment
Ready to Explore Your Options?
With over 20 years of experience serving Newport, Yachats, Waldport, Lincoln City, Depoe Bay, Otter Rock, and Seal Rock, I'm happy to provide personalized advice on which kitchen or bathroom improvements might yield the best returns for your specific Oregon Coast property. Whether you're preparing to sell soon or investing for long-term enjoyment, understanding the potential ROI can help you make informed decisions.
Contact me today for a free consultation about your renovation plans, I can assist with contractor recommendations and help you make decisions on the best improvements.
Stay tuned for our next blog in this series: "Beyond ROI: Home Improvements That Bring the Most Joy to Homeowners"
About Audra Powell, CRS: Licensed since 2004, I specialize in oceanview and oceanfront properties throughout Lincoln County, including Newport, Yachats, Waldport, Lincoln City, Depoe Bay, Otter Rock, and Seal Rock. As a top-producing agent with Advantage Real Estate and #1 in Newport for sales and production in 2024, I bring unmatched local knowledge and personalized service to help you achieve your real estate goals.
Sources: National Association of REALTORS® 2022 Remodeling Impact Report
