Does a Pool Increase Home Value? 2026 ROI & Appraisal Guide

Searching for affordable homes with pools near me is not enough! While you are looking for your dream home with a pool, you must also consider the costs associated with it.  

A pool in your backyard can be an ultimate dream, but you don’t want to lose value on your equity. So, how much value does a pool add to a home? 

In 2026, a pool will generally increase your home’s value by 5% to 8%. However, installing a pool is costly.  

An in-ground pool will cost you $65,000 or more, and you won’t be able to recover all that money most of the time. 

The type of pool also plays an important role. In-ground pools will give you the maximum return.  

Above-ground pools will hardly increase the value of your home and, in some cases, may even make it difficult for you to sell your home.  

Saltwater pools are in fashion these days because they are easier to maintain compared to chlorine pools. 

Your location also plays an important role in this regard. If you live in a warm state, a pool is almost essential.  

However, if you live in a cold state, a pool may even be a drawback due to the high heating and closing costs. 

In-Ground Pool ROI: The 7% Rule 

When calculating the ROI for installing a pool in 2026, apply the “7% Rule.”  

A conventional in-ground pool will increase the value of your home by 5% to 8%, but this increase rarely justifies the expense of the pool. 

So, when it comes to in-ground pool, how much value does a pool add to a home?  

The Paired Sales Appraisal Method 

Appraisers don’t care what you paid. They apply the Sales Comparison Approach to gauge the response. They compare two very similar homes—one with a pool and one without. 

Example: Neighbor A (Pool) sells for $450k. Neighbor B (No Pool) sells for $425k. 

Result: The market values the pool at $25k. It doesn’t matter that you paid $80k to build the pool; the value is set by the sale price of a similar home. 

The Appraisal Gap Risk 

Beware of your asking price. If you are asking for $50k more for your pool, but it’s only worth $20k, you have an appraisal gap.  

Banks will lend only on the appraised value. If the buyer can’t pay the difference in cash, the transaction may not go through. 

Does An Above-Ground Pool Add Value? (The Hard Truth) 

Above-ground pools in 2026 will normally cost the homeowner nothing. They are fantastic for backyard fun, but they won’t help when you go to sell your house. 

Why Appraisers Say $0 

Appraisers typically don’t include these pools in their appraisals because they are considered personal property, not real property.  

Because you can drain them, disassemble them, and move them, they are considered temporary structures, like outdoor furniture or a swing set.  

Some buyers might even consider them a liability or something that looks bad and should be removed. 

The Decking Solution 

There is a way to increase the value: quality decking. When you compare in-ground pools to above-ground pools, the pool itself will remain at $0. However, a good deck will be considered a real property improvement. 

Saltwater Vs. Chlorine: What Do Buyers Want In 2026? 

In 2026, the type of pool water matters to the value of your home. When evaluating the value of a pool to your home, you must think about what today’s homebuyer wants. 

The Wellness Trend 

The data indicates a huge shift in 2026. Do homebuyers want saltwater or chlorine pools? They want saltwater.  

Homebuyers consider chlorine harsh and chemical-rich. They consider saltwater a natural, spa-like experience.  

Fast tip: An investment of $2,000 to go saltwater can seal the deal. 

Maintenance Costs for the Next Owner 

Clever homebuyers consider monthly expenses when comparing saltwater vs. chlorine pool maintenance costs. 

Saltwater: Higher installation cost, but around $15 per month for salt. 

Chlorine: Lower installation cost, but more than $50 per month for chlorine tablets and shock treatment. 

A saltwater system makes your home more “move-in ready.” This decreases the future burden on the homebuyer, making your pool a huge asset rather than a liability. 

Regional Reality: Pools In Cold Climates 

In colder climates such as the Midwest or Northeast, the resale value of a pool is much lower.  

Because the swimming season is only about three months long, many people view a pool as a negative aspect of a home. In these regions, the ROI is reduced to a small 0-3%. 

1. The “3-Month Season” Penalty 

In the North, a pool can be considered a negative aspect of a home. When asked how much value a pool adds to a home in a snowy state, the answer is “very little.” Many families would rather have more yard space than a pool they can’t use. 

2. The Insurance & Opening/Closing Cost 

Buyers in the North are concerned about the monthly expense of owning a pool. Professional pool openers and closers charge around $350 per year to open and close the pool.  

When factoring in the high heating bills and increased insurance costs, owning a pool is a financial burden. 

To ensure you do not end up buying a house with a damaged pool, use a homebuyer pool inspection checklist to identify hidden leaks before closing. 

Expert Tips To Maximize Pool Value 

To maximize the benefits, follow these 10 expert tips for 2026. They provide the answer to the ultimate question: how much value does a pool add to a home? 

1. The “50% Rule.” 

Always remember that you should never invest more than 10-15% of your house’s worth in a pool.  

Chances are, you won’t be able to recoup more than half the construction cost when selling the house.  

You must understand the cost of owning a pool monthly to better budget and invest.  

2. Safety Sells 

A public pool is a danger zone. Install a removable mesh baby fence for $1,500. This will transform a safety hazard into a fun spot for the whole family. 

3. The “Green Pool” Pivot 

Never buy a house with a broken pool or sell one with a broken pool. Avoid filling it with soil, as this will give the impression that you are trying to conceal leaks.  

Instead, provide a “Resurfacing Credit” at closing, allowing the buyer to choose the finish. 

4. Saltwater Conversion 

Invest $1,500-$2,000 in the conversion before putting the house on the market.  

You can market it as an “Updated Saline System” to appeal to high-end buyers. Saltwater pools are less expensive to maintain than chlorine pools in the long run. 

5. Heater = Year-Round Value 

In Georgia or Tennessee, a heat pump extends the swimming season by three months. This turns the pool into a “3-season amenity” rather than a summer toy. 

6. Don’t Over-Customize 

Avoid large rock waterfalls and slides. These are matters of personal preference and quickly become dated. A simple rectangular pool is best for resale. 

7. Keep the Yard 

Buyers with dogs or kids want grass. If the pool occupies 90% of the yard, you’ll never sell to these buyers. A “Pool + Grass” configuration is best. 

8. The Insurance Quote 

Be prepared to quote insurance costs to buyers. In reality, a pool only raises homeowners’ insurance by about $50 per year. This contradicts the notion that insurance is too expensive. 

9. Energy Efficiency 

Install a variable-speed pump. Advertise these energy savings in your listing. A dated pump may cost $100 per month; a new one can cut pool expenses to $30 per month. 

10. “Staycation” Marketing 

Don’t simply advertise “pool” in your listing. Use words like “Private Resort,” “Outdoor Oasis,” or “Entertainer’s Dream.” 

If you are a buyer, always use a pool inspection checklist to check the equipment before you buy. You can check out our pool inspection checklist for homebuyers!  

How Understanding Pool Valuation Affects Investment 

In 2026, the market value of a pool will not equal its construction cost. When asked how much value does a pool add to a home, the general answer is around $20,000 to $30,000. 

For Buyers 

You can purchase a house with a pool for far less money than it would cost to build one.  

You must first use a home buyer pool inspection checklist. Be very cautious about buying a house with a bad pool, as it may cost a lot to fix. 

For Sellers 

You won’t see a $100,000 return on investment on a $100,000 pool. Sell the lifestyle. Highlight the lower maintenance costs of a saltwater pool compared to a chlorine pool to attract buyers. 

Conclusion: Build For Memories, Not Money 

How much value a pool will add to your home depends on where you live in 2026. In Florida or Texas, a pool is a resale bonus. In Ohio or New York, it’s a luxury item with a low ROI. 

Don’t install a pool for the next homeowner. Install it for your own memories. If you’re selling, concentrate on dispelling the fear of maintenance.  

Invest $1,800 to convert from chlorine to saltwater this weekend. That’s the smartest home improvement investment before you list your home.