Budget-Friendly Kitchen Upgrades That Buyers Love
If you’ve been in the business of buying, renovating, and selling homes you probably know kitchen and bathrooms sell houses. They are the most expensive rooms to update, and probably the most used for most people. It can be overwhelming to know where to start, but don’t worry- I’ve got you! I’ve created this mockup of an outdated kitchen and outlined the updates I’d make to modernize it within a reasonable budget. When we’re flipping houses, we want every dollar to stretch as far as possible so we get the strongest possible return. That doesn’t mean cutting corners — it means doing the right work with quality workmanship, thoughtful design choices, and selecting materials that fit the neighborhood market and appeal to likely buyers in that market. An important part of that process is to think about each space from your buyers' perspective and spot problems they'd want fixed. We’re in the business of problem solving!
Potential problems to solve (eek a lot): small, not enough countertop space, not a lot of storage, no pantry, cabinets don’t go to the ceiling, dated appliances, no seating-is there space for a table?, outdated and poor lighting, orange cabinets, boring tile floor, ugly countertops, outdated backsplash.
Let’s solve as many problems as we can:
Problem 1. Small, tight counters: We can’t fix space without removing walls, which may or may not be an option, but we can make it more functional with what we have. Keep the current layout and plumbing/electrical. Add a small island for storage and prep, leaving about 3' clearance around the fridge and dishwasher so they don’t get blocked. Placing the island across from the stove keeps the fridge–stove–sink work triangle functional while adding prep space near the cooking area. We also made this an eat-in kitchen. We solved two huge problems for very little money.
See the customization in the next picture with a little bit of trim and stain that we used to make this $200 stock island look like it was a couple thousand. (note- this island I linked is a sink base, but you could add shelves/pull out shelves to the inside pretty easily.
You may not be able to run an outlet into the island. You could wire from beneath (it may damage the floor but can be hidden under the island) and add a new breaker line. I’m not an electrician—just something to consider.
Option 2: stage with a table and chairs instead of adding an island. Less ideal and depends on the neighborhood. For a family home, add an island. Period. For a one- or two-bedroom, staging with table and chairs can work (I wouldn’t leave it un-staged). You’ll likely earn less—probably less than the cost of installing an island—but it’s an option.
Problem 3: Cabinets don’t go all the way to the ceiling, they’re orange, and the faces are outdated. In this small of a kitchen it would be inexpensive and worthwhile to replace the upper cabinets with 36” cabinets to give your buyers more storage, and reface and paint the bottom cabinets (including island) as long as the boxes are in good condition. For a kitchen this size it would probably be around $1,500-2,000. Reach out to a RTA cabinet supplier. Also fix in the cost of crown moulding, and labor if you decide to hire that out.
Problem 4: The backsplash is dated. Whether you choose the colored cabinets or the white ones (shown below), pick a backsplash that complements the floor, makes a statement, and adds depth to make the room feel larger. A bold, contrasting backsplash tricks the eye, and makes the space look bigger and deeper than it actually is. Brick adds more depth than white subway tile but costs more — about $12/ft² for brick at Lowe’s versus roughly $0.15 per subway tile. In a small kitchen, a backsplash around $10/ft² can work without blowing the budget, but always calculate based on your space and budget.
Problem 5: Poor and dated lighting is a pretty easy problem to solve. Amazon has gorgeous light fixtures for a fraction of the price of designer companies. I chose these gorgeous lights because they completely change the room’s look without blocking sight lines, keeping the kitchen feeling spacious and open. They are also very affordable, at less than $80 each. I would; however, turn them directly over the island (my computer program wasn’t cooperating).
The current wiring may need to be adjusted from the existing light, so factor that into your budget. I’d also recommend adding can lights. I would estimate around $1,000 for all of it, but always get a quote from a licensed electrician if you’re not comfortable doing the work yourself.
Problem 6: Ugly and non-durable countertops. Balance is important in a space. With the dark cabinets- there is a lot of dark going on, so let’s balance it out with light quartz countertops. A budget friendly quartz will run around $50-70/square foot. Get on Facebook marketplace and look for local stone yards trying to get rid of remnants. I’ve scored some incredible deals on countertops, cutting my cost in half.
Problem 7: You can buy appliances discounted in packages from big box stores, from discount stores, and off of Facebook Marketplace. It’s acceptable not to include a fridge, which could easily save you around $1,300+
Not really a problem, but fyi- details matter!! The hardware must be beautiful! Buyers will notice hardware that looks like it came in a 10 pack. You’ll make your kitchen look much more expensive if you add knobs and pulls in the same color tone. Knobs and pulls I added to this kitchen. Affordability- they do come in a 10 pack, but they don’t look like it-they’re gorgeous and look designer when paired.
Adding a pantry in this space is tricky. We want to keep it clean and open space for traffic, so that blank back wall really isn’t a good option. Can you envision how much smaller this already small kitchen would feel if we dropped a big pantry closet there? Don’t worry- we have a few options:
Add slide out drawers to the island cabinets. This is probably supplementary, so let’s add another option. It’s also quite expensive to add if we have other options.
Is there a linen closet or empty space close by that you could convert into a pantry? If so, yes! It’s usually more important to buyers to have a pantry over a linen closet. Is there space next to the fridge to add shelves or a pantry cabinet?
Hear me out! Remove the two smaller cabinets next to the dishwasher (along with the upper cabinet), scooch the dishwasher over closer to the sink, and slide in a pantry cabinet. Boom! Problem solved! You lose a little bit of countertop space, but you added an island so it’s ok. You gave your potential buyers a pantry- much more important than a couple feet of countertop space that’s off to the side any way.
Don’t forget the faucet! Details matter! My plumber told me Moen is the best, so let’s believe him, because he’s awesome. I love this gorgeous gold faucet.
Let’s take a moment to really appreciate the power of thoughtful staging! Just look how cozy and homey these kitchens feel with a touch of careful staging. I truly believe anyone can picture these spaces comfortably working for them and their busy family. We’ve created workspace, seating, pantry, and a freaking gorgeous kitchen! All within a reasonable budget. That’s a win.
