Does Landscaping Increase Home Value? What the Research Actually Shows for Bay Area Homeowners

Does landscaping increase home value? Yes. Peer-reviewed research and national real estate surveys consistently show that well-designed, well-maintained landscaping raises what buyers are willing to pay, with most credible estimates falling between 5% and 12% of a home’s value depending on design quality, plant maturity, and upkeep. The catch is that not every outdoor project pays back equally, and a neglected yard can pull value down just as fast as a great one pushes it up.

This guide breaks down what the data says, which upgrades recover the most money at resale, what does not pay off, and how Bay Area conditions like water rules and high property values change the math.

By the GLscapes Inc. team | Updated September 2026

The Short Answer: How Much Value Does Landscaping Add?

Landscaping adds measurable value to a home, and the strongest studies place that premium in the mid to high single digits. Here is how the most cited research lines up:

• 5% to 11% perceived value increase. In a study published in the Journal of Environmental Horticulture, 1,323 participants across seven states viewed photos of landscaped homes, and they perceived home value to rise 5% to 11% for homes with a good landscape (Behe et al., 2005).
• 10% to 12% for a full upgrade. A Virginia Cooperative Extension summary from Virginia Tech reports that research from Greenville, South Carolina found price premiums of 6% to 7% when a landscape went from good to excellent and 4% to 5% from average to good. Combined, an average-to-excellent upgrade added roughly 10% to 12%.
• 7% for strong curb appeal. Researchers from the University of Texas at Arlington and the University of Alabama analyzed sales data and Google Street View images for nearly 89,000 Denver-area homes. Their study in The Journal of Real Estate Finance and Economics found that homes with high curb appeal sold for about 7% more than comparable homes nearby, and the premium climbed as high as 14% in markets with more inventory.
• $8,870 from street trees. A USDA Forest Service study of Portland, Oregon home sales found that street trees added an average of $8,870 to sale price and cut time on market by 1.7 days (Donovan and Butry, 2010).

For a Bay Area homeowner, even the low end of these ranges is significant. On a high-value home, a few percentage points can translate into a return well beyond the cost of a thoughtful landscape project.

Why Do Buyers Pay More for a Landscaped Home?

Buyers pay more for landscaped homes because the yard is the first thing they see, and it shapes how they judge everything else. A clean, intentional exterior signals that the owner has cared for the property, which lowers the buyer’s perceived risk about the parts they cannot see.

Sriram Villupuram, the UT Arlington finance professor who co-authored the curb appeal study, explained that a well-kept exterior suggests the inside has been cared for too. That signal matters most online, where listing photos of the front yard and backyard often decide whether a buyer schedules a showing at all.

There are also practical reasons buyers value landscaping:

• Usable living space. A patio, deck, or level lawn effectively extends the home’s footprint, which is especially valuable on smaller Bay Area lots.
• Lower future workload. A mature, organized landscape means the buyer does not inherit a project list on day one.
• Energy savings. The same USDA Forest Service research program found that shade trees on the south and west sides of Sacramento homes reduced summer electricity bills by an average of $25.16.
• Emotional appeal. Buyers picture themselves living in a finished outdoor space, and that emotional connection supports stronger offers.

Which Landscaping Projects Recover the Most Money at Resale?

Low-cost maintenance and overall landscape upgrades recover the most money at resale, while expensive luxury features recover the least. The most detailed national data comes from the 2023 Remodeling Impact Report: Outdoor Features, published by the National Association of Realtors (NAR) and the National Association of Landscape Professionals (NALP). It is the most recent outdoor-focused edition of the report available at the time of writing.

The table below shows typical national project costs estimated by NALP members, the share of cost Realtors estimate a seller can recover, and the share of Realtors who recommend each project before listing.

Outdoor Project	Typical National Cost	Estimated Cost Recovery at Sale	Realtors Who Recommend It Before Selling
Standard lawn care service	$415	217%	53%
Landscape maintenance	$4,800	104%	74%
Overall landscape upgrade	$9,000	100%	Not listed in NAR summary
Outdoor kitchen	$15,000	100%	1%
Landscape lighting	$6,800	59%	Not listed in NAR summary
Fire feature	$9,000	56%	Not listed in NAR summary
In-ground pool addition	$90,000	56%	1%

Source: NAR and NALP, 2023 Remodeling Impact Report: Outdoor Features. Costs are national estimates based on a 2,500-square-foot house on a 14,000-square-foot lot. Bay Area labor and material costs typically run higher.

Three takeaways stand out from this data:

1. Upkeep beats extravagance. Standard lawn care, the cheapest project in the report, had the highest estimated cost recovery at 217%.
2. A full landscape upgrade pays for itself. Realtors estimated an overall landscape upgrade recovers 100% of its cost, meaning the value added roughly matches the money spent.
3. Pools rarely pay back. An in-ground pool had the highest homeowner satisfaction score in the report but one of the lowest cost recovery rates at 56%.

The report also found that 92% of Realtors suggest sellers improve curb appeal before listing, and the most frequently recommended pre-sale projects were landscape maintenance (74%), lawn care (53%), and tree care (44%).

What Makes One Landscape Worth More Than Another?

Design sophistication and plant size drive most of landscaping’s added value, while the specific types of plants matter less. This finding comes from the Behe et al. study, which isolated three landscape attributes and measured how much each contributed to perceived home value.

According to a 2023 literature review in the Journal of Environmental Horticulture, participants in that study assigned the largest share of added value to design sophistication (about 41.7%), followed by plant size (about 35.9%), with plant diversity contributing the least (about 22.4%).

Landscape Attribute	Share of Added Perceived Value	What It Looks Like in Practice
Design sophistication	About 41.7%	Curved bed lines, island plantings, layered beds, hardscape integration
Plant size	About 35.9%	Larger, more established shrubs and trees at installation
Plant diversity	About 22.4%	A mix of evergreen, deciduous, and flowering plants

Source: Behe et al. (2005), as summarized in Hall’s 2023 review in the Journal of Environmental Horticulture.

This is why a foundation planting of small shrubs along the house rarely moves the needle, while a cohesive design with defined beds, a focal point, and connected hardscaping does. The Virginia Tech extension publication reached the same conclusion, noting that design sophistication was the top-ranked factor and that working with a landscape design professional helps optimize a home’s value.

A practical way to test a design before building it is 3D landscape design, which lets homeowners see layout, scale, and plant placement ahead of installation. Our guide on why Bay Area homeowners use 3D landscape design services covers that process in more detail.

7 Landscaping Upgrades That Add the Most Value in the Bay Area

The upgrades below combine national cost recovery data, peer-reviewed findings on what buyers value, and the realities of Bay Area climate, lot sizes, and water rules.

1. Consistent Landscape Maintenance

Ongoing maintenance is the single highest-return landscaping investment according to NAR data, recovering an estimated 104% of its cost. Mowed or refreshed turf, weeded beds, pruned shrubs, and fresh mulch make listing photos look better and prevent the “neglected property” signal that lowers offers. For homeowners preparing to sell, a professional cleanup two to three months before listing gives plants time to recover and fill in.

2. An Overall Landscape Redesign

A full landscape upgrade recovers roughly 100% of its cost nationally, and it delivers the design sophistication that research ties to the largest value gains. For many Bay Area properties, this means replacing a tired lawn with a structured layout of planting beds, pathways, and a defined gathering area. Our professional landscaping services typically start with the existing site conditions and build a plan around how the household actually uses the yard.

3. Paver Patios and Walkways

Hardscaping turns unused yard space into functional living area, which buyers value highly on compact Bay Area lots. Patios, walkways, and entry paths also add the structure that raises a design from basic to sophisticated. Interlocking pavers are a durable choice because individual units can be lifted and reset if soil shifts, and permeable options let rainwater soak into the ground rather than running off. Browse our hardscaping services for retaining walls, driveways, and custom outdoor living spaces.

4. Water-Efficient, Drought-Tolerant Planting

Water-wise landscaping protects value in California because it lowers ongoing costs and appeals to buyers who know watering restrictions can return during droughts. The U.S. EPA’s WaterSense program reports that outdoor use accounts for about 30% of household water nationally and can reach 70% in dry climates or hot months. An older EPA WaterSense fact sheet adds that converting to a water-efficient landscape through plant choice and careful design can reduce outdoor water use by 20% to 50%.

Some Bay Area homeowners can offset part of the cost. The Bay Area Water Supply and Conservation Agency’s Lawn Be Gone! program offers rebates of up to $4 per square foot for replacing lawn with drought-tolerant landscaping, plus an additional $300 for a qualifying rain garden. Eligibility, rebate amounts, and plant coverage requirements vary by participating water agency, so check terms and get approval before removing any lawn.

5. Artificial Turf or New Sod in High-Use Areas

A green, even lawn area still photographs well and gives families and pet owners the open play space many buyers want. Artificial turf keeps that look year-round without irrigation or mowing, while fresh sod suits homeowners who prefer natural grass. There is no strong peer-reviewed data isolating turf’s effect on resale price, so its value comes mainly from curb appeal and low maintenance rather than a guaranteed percentage return. Note that lawn replacement rebates like Lawn Be Gone! generally require live plants in the converted area, so artificial turf may not qualify. Learn more about our turf and sod installation.

6. Healthy, Well-Placed Trees

Trees are one of the few landscape investments that gain value over time as they mature. The Portland study found street trees added $8,870 to sale prices on average and helped homes sell nearly two days faster. Placement matters: trees shading the south and west sides of a house deliver energy savings, while trees too close to foundations, sewer lines, or roofs can become a liability during a home inspection. NAR found 44% of Realtors recommend tree care before selling.

7. Fencing and Decking That Define the Space

Fences and decks do not appear at the top of cost recovery rankings, but they solve problems buyers notice right away: privacy, security for kids and pets, and usable outdoor square footage. A leaning or rotting fence is a visible red flag in listing photos. If you are weighing materials, our breakdown of vinyl vs. wood fences in the Bay Area covers cost and durability, and our fencing and decking pages show what we build.

Which Landscaping Projects Do Not Add Much Value?

High-cost luxury features and overly personal designs add the least resale value relative to their price. Based on the NAR and NALP data and broader research, these are the projects most likely to disappoint if resale is the main goal:

• In-ground pools. Estimated to recover only 56% of a typical $90,000 cost, and only 1% of Realtors recommend adding one before selling.
• Fire features. Also estimated at 56% cost recovery nationally.
• Landscape lighting on its own. Estimated at 59% cost recovery, although it scored very high on homeowner enjoyment.
• High-maintenance gardens. Elaborate beds that need constant care can read as a burden to buyers who do not garden.
• Taste-specific themes. Unusual statues, bold color schemes, or niche plant collections can narrow buyer appeal.
• Unfinished projects. A half-built patio or partially removed lawn usually costs more in buyer perception than leaving the yard alone.

None of this means these projects are bad choices. Pools, fire pits, and lighting scored among the highest for homeowner satisfaction in the NAR report. The point is to separate projects you want for your own enjoyment from projects intended to raise sale price.

Does Landscaping Increase Home Value in the Bay Area Specifically?

Landscaping likely matters even more in the Bay Area, although no major study has measured the premium for this region alone. Several local factors strengthen the case:

• High home values amplify percentages. A 5% premium on a Bay Area home represents far more dollars than the same premium in a lower-cost market.
• Small lots make every square foot count. When yards are compact, a well-designed patio or garden meaningfully expands usable living space.
• Water awareness is high. California buyers are familiar with drought restrictions, so a yard that looks good with less water is a practical selling point.
• Microclimates affect plant success. Foggy coastal areas like Daly City and San Francisco require different plant choices than warmer inland neighborhoods, and a landscape that thrives in its conditions will look better at listing time.
• Neighbors influence your value. The UT Arlington researchers found that the curb appeal of neighboring homes accounted for roughly a third of a property’s overall curb appeal premium, which is one reason well-kept streets tend to hold value.

Because the national studies come from places like Portland, Denver, and South Carolina, treat their exact percentages as reasonable benchmarks rather than guarantees for any single Bay Area home.

How to Plan a Landscaping Project That Pays Off

A landscaping project pays off when it matches your timeline, your budget, and what buyers in your area expect. Follow these steps to protect your investment:

1. Decide your time horizon. If you plan to sell within a year, prioritize maintenance, cleanup, and repairs. If you plan to stay five years or more, a full redesign and tree planting have time to mature and deliver both enjoyment and value.
2. Fix problems before adding features. Address drainage issues, dead plants, cracked paving, and broken fences first, because these register as defects to buyers and inspectors.
3. Invest in design, not just plants. Research shows design sophistication contributes the largest share of added value, so a cohesive plan outperforms randomly adding shrubs.
4. Choose plants for your microclimate. Select drought-tolerant and region-appropriate plants that will look healthy with reasonable watering.
5. Upgrade irrigation. The EPA notes that a poorly maintained automatic irrigation system can waste up to 25,000 gallons of water a year, so efficient drip lines and smart controllers protect both plants and water bills.
6. Check rebates before you start. Programs like Lawn Be Gone! often require pre-approval, so apply before removing turf.
7. Keep it simple and broadly appealing. Clean lines, neutral hardscape materials, and low-maintenance plantings appeal to the widest pool of buyers.

For homeowners working with a limited budget, our article on backyard makeover ideas on a budget offers lower-cost ways to refresh an outdoor space.

Landscaping ROI at a Glance: Selling Soon vs. Staying Long Term

Your Situation	Best Landscaping Priorities	Why It Works
Selling within 12 months	Cleanup, maintenance, mulch, fence and path repairs, fresh sod or turf in bare areas	Highest cost recovery in NAR data and quick visual impact for listing photos
Selling in 2 to 5 years	Overall landscape redesign, patio or walkway, water-efficient planting	Recovers roughly its full cost and gives plants time to establish
Staying 5+ years	Trees, full outdoor living space, decking, lighting, personal features	Trees gain value as they mature, and lifestyle features deliver years of use

FAQs About Does Landscaping Increase Home Value

Q1. How much value does landscaping add to a house?

Ans: Most credible research places the added value between 5% and 12%. A multi-state study in the Journal of Environmental Horticulture found perceived home value rose 5% to 11% for homes with good landscaping, and Greenville, South Carolina research summarized by Virginia Tech found an average-to-excellent upgrade added about 10% to 12%.

Q2. What landscaping project has the best return on investment?

Ans: Standard lawn care has the highest estimated return in the 2023 NAR and NALP report, recovering about 217% of its $415 typical cost. Landscape maintenance followed at 104%, and an overall landscape upgrade recovered about 100%.

Q3. Is curb appeal really worth the money before selling?

Ans: Yes. A study of nearly 89,000 Denver-area homes published in The Journal of Real Estate Finance and Economics found homes with high curb appeal sold for about 7% more than similar nearby homes. NAR also reports that 92% of Realtors recommend improving curb appeal before listing.

Q4. Do trees increase property value?

Ans: Healthy, well-placed trees generally increase property value. A USDA Forest Service study in Portland, Oregon found street trees added an average of $8,870 to sale prices and reduced time on market by 1.7 days. Trees planted too close to structures or in poor health can have the opposite effect.

Q5. Does artificial turf increase home value?

Ans: Artificial turf can improve curb appeal and reduce maintenance, which buyers appreciate, but there is no strong peer-reviewed data measuring its direct effect on sale price. Its value depends on quality installation, natural appearance, and how well it fits the overall design.

Q6. Does a swimming pool add value to a home?

Ans: A pool usually recovers much less than it costs. The NAR and NALP report estimated an in-ground pool addition recovers about 56% of a typical $90,000 cost, and only 1% of Realtors recommend adding one before selling.

Q7. How long before selling should I landscape?

Ans: For cleanup and maintenance, start about two to three months before listing so new plantings and turf can settle in. For a full redesign, plan at least one growing season ahead so plants look established rather than freshly installed.

Q8. Can bad landscaping lower home value?

Ans: Yes. Overgrown yards, dead plants, broken fences, and unfinished projects signal neglect and give buyers reasons to negotiate down. The Behe et al. research also found that basic foundation-only plantings were perceived to lower home value compared with more sophisticated designs.

Final Thoughts

Landscaping does increase home value, and the evidence is stronger than most homeowners expect. National Realtor data shows that basic maintenance and full landscape upgrades recover their cost or more, peer-reviewed studies link good landscapes to value gains of roughly 5% to 12%, and curb appeal research points to a premium of around 7%. The smartest approach is to focus on clean design, healthy plants suited to your microclimate, and functional outdoor space, while treating luxury features as lifestyle choices rather than resale strategies.

GLscapes Inc. has served San Francisco Bay Area homeowners for over a decade with landscaping, turf, pavers, fencing, decking, and 3D landscape design. Every project includes a free 30-day follow-up visit to make sure everything is growing and working as it should. If you want to know which upgrades make the most sense for your property, request a free estimate or call (415) 419-1937.