# Does a Pool Add Value to Your Home? What the Data Actually Shows By Opendoor Editorial Team | 2026-03-17 A swimming pool is one of the most expensive home improvements you can make — with inground installations running [$35,000 to $65,000 or more](https://www.zillow.com/learn/is-a-pool-worth-it/) — yet the return on that investment is famously hard to pin down. If you've ever searched "does a pool add value to your home," you've probably encountered a wall of vague "it depends" answers that leave you no closer to a decision. This article cuts through that ambiguity. We'll break down real data on pool value by market, pool type, and condition so you can make a confident, informed choice — whether you're considering a new installation or preparing to [sell a home](https://www.opendoor.com/articles/how-to-sell-your-house) that already has one. Here's the headline finding: pools add roughly 5–8% to home value on average nationally, but that number swings from a *negative* impact to 15% or more depending on where you live, what type of pool you have, and what shape it's in. When we say "add value" throughout this article, we mean two things: the increase in **appraised value** as determined by a licensed appraiser, and the **sale price premium** your home commands compared to similar homes without pools. Those two numbers aren't always the same — and understanding the difference matters. [Get your offer](#) ## How Much Value Does a Pool Add to a Home? The National Average ### The 5–8% Rule — and Why It's Only a Starting Point Nationally, a pool adds approximately [5–8% to a home's value](https://www.zillow.com/learn/is-a-pool-worth-it/). On a $400,000 home, that translates to roughly $20,000–$32,000 in added value. It's a useful starting point, but treating it as gospel would be a mistake. That average obscures enormous regional variation. In high-demand Sun Belt neighborhoods, the premium can climb to [10–15% or higher](https://www.zillow.com/learn/is-a-pool-worth-it/). In cold-climate markets, the premium can shrink to near zero — or even turn negative, where the pool becomes a liability that suppresses your sale price. The range in raw dollars is just as wide. According to HomeGuide, an inground pool adds anywhere from [$11,000 to $90,000 or more](https://homeguide.com/costs/does-a-pool-add-value-to-your-home) depending on location, size, type, and condition. A 2025 study cited by the New York Post found that in certain [high-demand markets, pools boosted home value by as much as 54%](https://homeguide.com/costs/does-a-pool-add-value-to-your-home) — a dramatic outlier, but evidence that in the right market, a pool can be a genuinely powerful asset. The bottom line: the national average tells you pools generally add *some* value, but it won't tell you what a pool does for *your* home. For that, you need to look at your specific market, your pool type, and your pool's condition. Understanding the [factors that influence home value](https://www.opendoor.com/articles/factors-that-influence-home-value) in your area is the essential first step. ### Appraised Value vs. Sale Price Premium — They're Not the Same One of the most misunderstood aspects of pool valuation is the gap between appraised value and sale price premium. They measure different things, and confusing them can lead to poor decisions. **Appraised value** is determined by a licensed appraiser using comparable sales (comps). A pool's appraised contribution depends heavily on how many nearby homes also have pools. In a neighborhood where 70% of homes have pools, the appraiser has plenty of pool-to-pool comps and can confidently assign a value adjustment. In a neighborhood where pools are rare, the appraiser may struggle to isolate the pool's impact and assign a conservative — or zero — adjustment. **Sale price premium** is what buyers actually pay over and above comparable non-pool homes. In a market with high demand and low pool inventory, bidding wars can push the sale price well above what an appraiser would attribute to the pool. Conversely, in a market with low demand, a pool home might sell at or below appraised value. A critical distinction: [above-ground pools are generally not included in appraisals](https://homeguide.com/costs/does-a-pool-add-value-to-your-home). They're treated as personal property, not real property. For a pool to count in an appraisal, it must be permanently installed (inground), professionally constructed, and properly permitted. If you're wondering [how your home's appraisal works](https://www.opendoor.com/articles/home-appraisal-guide-what-it-is-how-long-it-takes-what-to-expect), the permitting and installation quality of your pool are among the first things an appraiser checks. ## Does a Pool Increase Value in Every Market? A Region-by-Region Breakdown The short answer is no — a pool does not increase value in every market. Geography is the single biggest variable in whether a pool helps or hurts your home's value. Here's how it breaks down. ### Sun Belt States (FL, AZ, TX, CA, NV) — Where Pools Pay Off Most In warm-weather states, pools can add [10–15% or more to home value](https://www.zillow.com/learn/is-a-pool-worth-it/). In parts of Texas, pools are nearly expected in certain price ranges — homes without them may actually sell at a discount. If you're exploring [how to sell a house in Dallas](https://www.opendoor.com/articles/how-to-sell-a-house-in-dallas) or [Phoenix](https://www.opendoor.com/articles/how-to-sell-a-house-in-phoenix), a well-maintained pool is almost certainly working in your favor. Florida and Arizona are markets where pools are so common that [not having one can make your property less competitive](https://www.redfin.com/blog/sell-house-with-pool/). In these neighborhoods, the pool isn't a luxury upgrade — it's baseline. Buyers expect it the same way they expect central air conditioning. Southern California follows a similar pattern, particularly in suburban family neighborhoods where a pool creates a [backyard oasis and private retreat](https://www.redfin.com/blog/sell-house-with-pool/). Resort-style features like waterfalls, hot tubs, or modern decking can push the premium even higher in these markets. The key insight for Sun Belt homeowners: if you're selling in a warm climate and your home has a pool, lead with it in your listing. If you're buying and considering a pool installation, the math tends to pencil out better here than anywhere else. ### Northern and Cold-Climate States — Where Pools Can Hurt In cold-weather states, the calculus flips. Pools [can actually deter buyers due to maintenance costs and a short usable season](https://www.zillow.com/learn/is-a-pool-worth-it/). A pool in Minnesota or Maine is usable perhaps three to four months per year. For the other eight to nine months, it's a maintenance obligation and a large section of yard that can't be used for anything else. Buyers in these markets factor in winterization costs ($300–$500 annually), the price of heavy-duty covers, and the "dead space" a pool creates in the backyard during fall and winter. [Some northern buyers actively filter out homes with pools](https://www.redfin.com/blog/sell-house-with-pool/) in their online searches — they've already decided a pool is a negative. There's an important exception: **heated pools and enclosed or indoor pools** can still add meaningful value in cold climates. A four-season indoor pool or a heated pool with an enclosure essentially removes the climate disadvantage. If your northern home has a pool that can be used year-round, make sure your listing photos and description emphasize that. ### Suburban vs. Urban vs. Rural — Market Density Matters Beyond climate, the type of community you're in shapes pool value significantly: - **Suburban family neighborhoods** see the biggest pool premiums. Families with children are the primary pool-seeking demographic, and suburbs offer the lot sizes that make pools practical. This is where the 5–8% average was essentially calculated. - **Urban and small-lot homes** present a different challenge. A pool on a small lot consumes a disproportionate amount of outdoor space, reducing the perceived usable yard. For buyers who want garden space, play space, or simply an open patio, the pool becomes a drawback. - **Rural and large-lot properties** see a muted impact. When you're sitting on two acres, a pool is a smaller percentage of the overall property value and may not meaningfully move the needle. - **Luxury market ($750K+):** In higher price ranges, pools are often expected. Their absence can reduce perceived value more than their presence adds to it. Buyers at this level aren't thinking about whether to *add* a pool — they're thinking about why the seller *didn't*. Understanding your local [real estate market fundamentals](https://www.opendoor.com/articles/understanding-fundamentals-of-real-estate-market) is essential before making any large investment in your property. ## Inground vs. Above-Ground vs. Semi-Inground: Which Adds the Most Value? Not all pools are created equal in the eyes of appraisers and buyers. The type of pool you install — or already own — dramatically affects how much value it adds to your home. ### Inground Pools — The Only Type That Reliably Adds Appraised Value Inground pools are the gold standard. Concrete/gunite, fiberglass, and vinyl-liner pools all qualify, though gunite and concrete are typically valued highest by appraisers due to their durability, customizability, and perceived quality. Installation costs vary by material: expect to pay $50,000–$100,000+ for concrete/gunite, $30,000–$65,000 for fiberglass, and $25,000–$50,000 for vinyl liner, according to [current industry data](https://www.zillow.com/learn/is-a-pool-worth-it/). The value added ranges from [$11,000 to $90,000+](https://homeguide.com/costs/does-a-pool-add-value-to-your-home) depending on your market, pool features, and overall condition. That means the typical ROI falls between 40–60% of installation cost. You rarely recoup the full investment through resale alone. This is one of the most important things to understand: **a pool is partially a lifestyle investment, partially a financial one.** If you're installing a pool purely for resale value, the numbers usually don't support it. If you're installing a pool because you'll use it for five-plus years and *also* want some value return at sale, the math makes more sense. For the pool to appear on your [home appraisal](https://www.opendoor.com/articles/home-appraisal-tips-and-what-is-home-appraisal-based-on), it must be [professionally installed and properly permitted](https://homeguide.com/costs/does-a-pool-add-value-to-your-home). Unpermitted pools are a red flag that can derail sales, trigger insurance issues, and potentially require costly corrections. ### Above-Ground Pools — Minimal to No Impact on Home Value Above-ground pools are [generally treated as personal property, not real property](https://homeguide.com/costs/does-a-pool-add-value-to-your-home). That means they're rarely included in appraisals and almost never contribute to your home's assessed or sale value. At a cost of $1,500–$15,000, above-ground pools are dramatically cheaper to install — but the ROI on home value is effectively 0%. In some cases, they can even be perceived negatively by buyers who see them as temporary, less attractive, or a sign that the homeowner cut corners. An above-ground pool can be a perfectly worthwhile lifestyle purchase for your family's enjoyment. But it should **not** be considered a financial investment in your home's value. If resale is a consideration, understand that you'll likely need to remove the pool before listing — or accept that it won't influence your sale price. ### Semi-Inground Pools — The Middle Ground Semi-inground pools are a growing category that sits between above-ground and fully inground in both cost and perceived value. Their appraisal treatment varies by market and by how they're installed. Generally, semi-inground pools are valued somewhere between above-ground (near zero impact) and fully inground. The key factor is **permanence**: if the pool is permanently installed with surrounding decking, landscaping, and proper integration into the yard's design, it's more likely to be [included in an appraisal](https://homeguide.com/costs/does-a-pool-add-value-to-your-home). A semi-inground pool that looks like it could be disassembled and removed won't move the needle. Semi-inground pools offer the best ROI when they solve a practical problem — specifically, a grading or slope issue that would make a traditional inground pool prohibitively expensive. In that scenario, the semi-inground design is a smart engineering solution rather than a compromise, and buyers tend to perceive it accordingly. ## The Real Cost of a Pool — Installation, Maintenance, and Hidden Expenses Before calculating ROI, you need the full cost picture. Installation is just the beginning. ### Installation Costs by Pool Type (2024–2026 Data) | **Pool Type** | **Cost Range** | **Typical Value Added** | **Estimated ROI** | | Inground Concrete/Gunite | $50,000–$100,000+ | $20,000–$90,000+ | 40–60% | | Inground Fiberglass | $30,000–$65,000 | $15,000–$50,000 | 45–65% | | Inground Vinyl Liner | $25,000–$50,000 | $11,000–$40,000 | 40–55% | | Above-Ground | $1,500–$15,000 | $0 | 0% | | Semi-Inground | $8,000–$25,000 | $0–$15,000 | 0–50% | *Sources: Cost and value data from \[Zillow\](https://www.zillow.com/learn/is-a-pool-worth-it/) and \[HomeGuide\](https://homeguide.com/costs/does-a-pool-add-value-to-your-home). ROI ranges reflect national averages; your market will vary.* These are installation costs only. To understand the true financial impact, you need to factor in [ongoing expenses that many homeowners underestimate](https://www.opendoor.com/articles/hidden-fees-when-selling-a-house). ### Annual Maintenance Costs Most Owners Underestimate The purchase price of a pool is a one-time event. Maintenance is forever — or at least, for as long as you own the home: - **Routine annual maintenance:**[$3,000–$5,000 per year](https://www.zillow.com/learn/is-a-pool-worth-it/) for chemicals, cleaning supplies, equipment upkeep, and minor repairs. - **Major repairs:** Resurfacing (every 10–15 years), liner replacement (every 7–12 years for vinyl), or pump and heater failures can cost $5,000–$15,000 per event. - **Utility costs:** Running a pool pump adds roughly $50–$150 per month to your electricity bill, depending on pump type, pool size, and how many hours per day the pump runs. - **Winterization:** In seasonal climates, closing and opening the pool costs $300–$500 per year. Over 10 years of ownership, total maintenance and operating costs can easily reach $40,000–$70,000 — potentially exceeding the original installation cost. When you're weighing whether a pool makes financial sense, this ongoing tab is the number that matters most. A thorough [home maintenance checklist](https://www.opendoor.com/articles/home-maintenance-checklist) should account for pool upkeep as a major recurring line item. ### Insurance and Liability — The Costs Nobody Talks About A pool doesn't just cost money to maintain — it changes your risk profile: - **Homeowners insurance premiums** typically increase with a pool, and [some insurers require an umbrella policy](https://homeguide.com/costs/does-a-pool-add-value-to-your-home) for additional liability coverage. Understanding [how homeowners insurance works](https://www.opendoor.com/articles/what-is-homeowners-insurance) is critical before you install. - **Safety compliance:** Many states and municipalities require safety fencing (typically four feet minimum with a self-closing, self-latching gate), covers, and/or alarms. [Missing these safety features can kill a sale](https://www.redfin.com/blog/sell-house-with-pool/) outright and void your insurance coverage. - **Liability exposure:** Pool-related injuries are among the leading causes of homeowner liability claims. Even with proper fencing and safety equipment, the presence of a pool increases your legal exposure. When calculating true ROI over a 10-year ownership period, add insurance premium increases and safety compliance costs to your installation and maintenance totals. The real cost of owning a pool is often 20–30% higher than homeowners initially estimate. ## Is It Harder to Sell a Home With a Pool? This is one of the most common questions homeowners ask — and the answer, like pool value itself, depends on context. But unlike the value question, the selling difficulty question has more consistent patterns. ### The "Narrower Buyer Pool" Problem Homes with pools appeal to a specific buyer segment: families with older children, outdoor entertainers, warm-climate lifestyle seekers, and buyers in higher price brackets. That's a substantial group — but it's not *everyone*. [Buyers without children, elderly buyers, and budget-conscious purchasers may actively avoid pool homes](https://www.redfin.com/blog/sell-house-with-pool/). Their concerns are rational: maintenance costs, safety liability (especially with grandchildren visiting), and the ongoing financial commitment. Redfin data suggests that homes with pools [can take slightly longer to sell in some markets](https://www.redfin.com/blog/sell-house-with-pool/) due to this narrower audience. However, in Sun Belt markets, the dynamic often reverses — pools **expand** the buyer pool rather than narrowing it. In neighborhoods where most homes have pools, a home without one may [sit on the market longer](https://www.opendoor.com/articles/why-days-on-market-matter) because it's the oddity. If you're planning to sell a pool home, understanding [how long the selling process typically takes](https://www.opendoor.com/articles/how-long-does-it-take-to-sell-a-house) in your local market — with and without a pool — will help you set realistic expectations. ### Pool Condition Is Everything — A Dated Pool Is a Liability Here's a rule that applies universally, regardless of market: **a well-maintained, modern-looking pool adds value. A dated, cracked, or neglected pool destroys it.** [Buyers look for clean, updated, move-in-ready pools](https://www.redfin.com/blog/sell-house-with-pool/). A pool with cracked coping, stained plaster, algae-green water, or outdated tile tells buyers that they're inheriting a major renovation project on top of the home purchase. In a buyer's mind, the cost to rehabilitate a neglected pool can easily reach $15,000–$30,000 — and they'll subtract that (plus a risk premium) from their offer. If you're selling a home with a pool, the condition of that pool is one of the most important [things to repair before listing](https://www.opendoor.com/articles/things-to-repair-before-selling-a-house). At minimum, ensure: - **Water is crystal clear** and chemically balanced - **Surface and coping** are free of cracks, stains, and major wear - **All equipment** (pump, filter, heater) is functional - **Safety features** (fence, gate, alarm, cover) are compliant with local codes - **Decking and landscaping** around the pool are clean and attractive [Heated pools are viewed more favorably](https://www.redfin.com/blog/sell-house-with-pool/) because they extend the usable season, and features like energy-efficient variable-speed pumps signal lower operating costs to savvy buyers. A pool inspection is not typically included in a standard [home inspection](https://www.opendoor.com/articles/home-inspection-checklist-for-buyers), so many buyers will request a separate pool inspection. Be prepared for this — and consider getting one proactively before listing so you can address any issues on your own terms. ## How to Maximize Your Pool's ROI — Whether You're Installing or Selling ### If You're Installing a New Pool Making smart choices upfront dramatically improves your long-term ROI: - **Research your neighborhood first.** Drive around and count pools. If 50%+ of comparable homes have pools, installing one keeps you competitive. If fewer than 20% have pools, you're adding a feature the market may not reward. Check [comparable sales in your area](https://www.opendoor.com/articles/home-sellers-why-you-should-care-about-comps) to see how pool homes have performed. - **Choose the right type.** Inground is the only type that reliably adds appraised value. Within inground, fiberglass offers the best balance of cost, durability, and perceived quality for most budgets. - **Get permits.** An unpermitted pool is a dealbreaker for appraisers, insurers, and many buyers. The permitting process adds cost upfront but protects your investment long-term. - **Don't over-build.** A $150,000 custom pool with a grotto and swim-up bar may be amazing to live with, but you'll recoup a smaller percentage of that investment than a well-designed $50,000 pool. Keep your pool proportionate to your home's value — spending more than 10–15% of your home's value on a pool rarely makes financial sense. - **Think about resale design.** Classic shapes (rectangular, kidney) with clean lines and neutral finishes appeal to the broadest range of buyers. Highly personalized designs can narrow your audience at resale. If you're also considering other [improvements that increase home value](https://www.opendoor.com/articles/improvements-that-increase-home-value), compare pool ROI against alternatives like kitchen remodels, bathroom updates, or [solar panel installations](https://www.opendoor.com/articles/do-solar-panels-increase-home-value). A pool may not be the highest-return investment compared to other options. ### If You're Selling a Home With a Pool Your goal is to make the pool a selling point, not a question mark: - **Stage it.** Clean patio furniture, fresh landscaping, and evening lighting make a pool look like a lifestyle upgrade rather than a maintenance burden. [Effective staging](https://www.opendoor.com/articles/home-staging-what-it-is-and-how-to-know-if-its-right-for-you) around the pool area can significantly boost buyer interest. - **Photograph it right.** Aerial drone shots and twilight photography showcase pools beautifully. Your pool should be one of the hero images in your listing. Follow [real estate photography best practices](https://www.opendoor.com/articles/real-estate-photography-tips-to-make-your-listing-stand-out) for maximum impact. - **Document everything.** Provide buyers with maintenance records, equipment warranties, recent inspection reports, and a summary of annual operating costs. Transparency reduces buyer anxiety. - **Price it correctly.** Work with an agent who understands how pools affect value in your specific neighborhood. Overpricing because "the pool cost $60,000" is a common mistake — buyers pay for *current value*, not *your cost*. Learn [how to determine your home's value](https://www.opendoor.com/articles/how-to-determine-home-value) accurately before setting a price. For homeowners who want a faster, more certain sale, exploring a [cash offer](https://www.opendoor.com/articles/what-is-a-cash-offer-in-real-estate-and-why-consider-it) can simplify the process — especially if you're concerned about how the pool will affect buyer negotiations. ## Top Questions People Ask About Pool Value ### Does a pool add value to your home? Yes, on average. Nationally, a pool adds approximately [5–8% to a home's value](https://www.zillow.com/learn/is-a-pool-worth-it/), which translates to $20,000–$32,000 on a $400,000 home. However, this is a national average that hides enormous variation. In Sun Belt states like Florida, Arizona, and Texas, the premium can reach 10–15% or higher. In cold-climate states, a pool may add little value or even deter buyers. The type of pool matters too — only permanently installed, professionally built, and permitted inground pools reliably add appraised value. ### How much value does a pool add to a home? In dollar terms, an inground pool adds [$11,000 to $90,000 or more](https://homeguide.com/costs/does-a-pool-add-value-to-your-home) depending on your location, the pool type, its condition, and prevailing buyer demand. The wide range reflects how much geography matters: a concrete pool in Scottsdale may add $60,000+ to a home's value, while the same pool in Minneapolis might add $10,000 or less. The typical ROI is 40–60% of installation cost, meaning most homeowners don't fully recoup their pool investment through resale alone. ### Does having a pool add value to a house in cold climates? Generally, pools add significantly less value in cold climates and can sometimes be a net negative. [Buyers in northern states often view pools as maintenance burdens](https://www.zillow.com/learn/is-a-pool-worth-it/) with short usable seasons of three to four months. Winterization costs, cover expenses, and the unusable yard space during colder months all weigh against the pool's appeal. The exception is heated pools or enclosed/indoor pools that can be used year-round — these can still add meaningful value even in cold-climate markets. ### Does an indoor swimming pool add value to a house? An indoor swimming pool can add substantial value, particularly in cold-climate markets where outdoor pools are a liability. Indoor pools eliminate the seasonal limitation, offering year-round use regardless of weather. However, they're significantly more expensive to install (often $100,000+) and maintain due to ventilation, humidity control, and structural requirements. In luxury markets, indoor pools are viewed favorably. In mid-range markets, they can over-improve a property, making it harder to recoup costs. ### Does a semi-inground pool add value to your home? Semi-inground pools occupy a middle ground. Their impact on value depends largely on how permanently they're installed. A semi-inground pool with professional-grade construction, surrounding decking, integrated landscaping, and proper permitting may be included in a [home appraisal](https://www.opendoor.com/articles/home-appraisal-process) and can add moderate value. A semi-inground pool that appears temporary or lacks integration with the property's design adds little to no value. They're most financially justified when a yard's slope or grading makes a traditional inground pool prohibitively expensive. ### Is it harder to sell a home with a pool? It can be, depending on your market. Pools narrow the buyer pool in some areas — [buyers without children, elderly buyers, and budget-conscious purchasers may avoid pool homes](https://www.redfin.com/blog/sell-house-with-pool/) due to maintenance and safety concerns. Homes with pools can take slightly longer to sell in markets where pools aren't common. However, in Sun Belt states and suburban family neighborhoods, pools often *accelerate* sales by appealing to a large, motivated buyer segment. Pool condition is the biggest wildcard: a beautifully maintained pool helps sell a home, while a neglected one can scare off nearly any buyer. ### Does a pool increase value in every market? No. A pool does not increase value in every market. In warm-climate states like Florida, Arizona, Texas, California, and Nevada, pools [can add 10–15% or more](https://www.zillow.com/learn/is-a-pool-worth-it/) to home value and may even be expected in certain price ranges. In cold-climate states, pools may add minimal value or decrease a home's appeal. Urban properties with small lots may lose value because the pool consumes too much usable outdoor space. The premium is highest in suburban, warm-climate markets targeting families — and lowest (or negative) in cold-climate, urban, or budget-tier markets. ### Is a pool worth the investment purely for resale? For most homeowners, no — a pool installed purely for resale value is not a strong financial investment. With a typical ROI of 40–60%, you'll likely recoup only about half of your installation costs. When you add 10 years of maintenance ($30,000–$50,000+), insurance increases, and utility costs, the total return can drop well below 40%. However, if you live in a Sun Belt market where pools are expected, you plan to enjoy the pool for five or more years, and you choose a moderately priced inground design, the combination of personal enjoyment and partial value recovery can make the investment worthwhile. Compare your options against other [high-ROI home improvements](https://www.opendoor.com/articles/best-home-improvements-to-increase-value-where-to-spend-for-maximum-roi-in-2026) before committing. ## The Bottom Line Does a pool add value to your home? In the right market, with the right pool, in the right condition — yes, meaningfully so. In the wrong market or with a neglected pool, it can work against you. Here's the decision framework: - **If you're in a Sun Belt state** with a suburban home priced above $300,000, a well-maintained inground pool is likely adding 5–15% to your home's value. If you're selling, invest in pool staging and professional photography. - **If you're in a cold-climate state,** be realistic about limited value impact. If you're selling, ensure the pool is in pristine condition and emphasize any all-season features (heated, enclosed). - **If you're considering installation,** do it primarily for lifestyle — not investment. Enjoy it for years, then accept a partial value recovery at resale. - **If you're selling and concerned about buyer response,** get a pool inspection, address all maintenance issues, and price your home based on [accurate local comps](https://www.opendoor.com/articles/how-much-is-my-house-worth), not what you spent on the pool. Regardless of your situation, understanding what your home is worth — with or without a pool — is the foundation of every smart real estate decision. [Get your offer](#) ## Frequently Asked Questions ### Does a pool add value to your home? Yes, pools add approximately 5–8% to home value nationally, with the premium ranging from near zero in cold climates to 15%+ in warm-weather Sun Belt markets. ### How much does a pool increase home value in dollars? An inground pool typically adds [$11,000 to $90,000](https://homeguide.com/costs/does-a-pool-add-value-to-your-home) depending on location, pool type, and condition. ### What is the ROI on an inground pool? The typical ROI is 40–60% of installation cost, meaning you generally recoup about half of what you spend through increased home value. ### Do above-ground pools add value to a home? No. Above-ground pools are [treated as personal property](https://homeguide.com/costs/does-a-pool-add-value-to-your-home) and rarely add appraised or sale value to a home. ### Does a pool add value in Texas? Yes. In Texas, pools can add 10–15% or more to home value, and in many suburban neighborhoods, they're an expected feature. ### Does a pool add value --- *Originally published at [https://www.opendoor.com/articles/does-a-pool-add-value-to-your-home-what-the-data-actually-shows](https://www.opendoor.com/articles/does-a-pool-add-value-to-your-home-what-the-data-actually-shows)*