Home Value
Does a Pool Add Value to Your Home?
By David Golovin · September 9, 2026 · 2 min read
Depends where the home is. In warm markets a pool adds real value. In cold ones it can subtract.
| Factor | Typical number |
|---|---|
| Value added, warm markets (NV, AZ, TX, FL) | 5-8% of home value |
| Value added, Las Vegas specifically | 8.2% |
| Value added, cold climates | Often zero or negative |
| Inground pool build cost | $35,000-$65,000+ |
| Above-ground pool resale value | Little to none |
| Annual maintenance | $1,200-$1,800 |
| Insurance increase | $50-$100+ per year |
Source: Redfin, Does a Pool Increase Home Value?
Where pools pay off
Sun Belt markets where the swim season runs most of the year: Nevada, Arizona, Texas, Florida. In many neighborhoods there, buyers expect a pool, and not having one can hurt.
Where they do not
Cold climates with a 3-4 month season. Buyers see year-round maintenance for a few months of use, and appraisers rarely credit the pool anywhere near its build cost.
See it in the listings
Roots covers pool-heavy markets like Las Vegas and Phoenix. Browse homes for sale, including assumable listings, and compare pool and no-pool homes in the same neighborhood.
FAQ
How much value does a pool add to a home?
Nationally around 5-8% of home value, but climate drives everything. Redfin data puts the boost at 8.2% in Las Vegas. In cold climates the lift is often zero or negative.
Does an above-ground pool add value?
Little to none. Appraisers typically treat above-ground pools as personal property, not a home improvement, and many are removed before listing.
Does a pool make a home harder to sell?
It can narrow the buyer pool in cold climates or among buyers with young kids. In warm markets like Las Vegas and Phoenix, pools are common and often expected at certain price points.
Does a pool raise property taxes and insurance?
Often yes on both. Assessors usually classify an inground pool as a permanent improvement, which can raise property taxes, and insurers typically add $50-$100+ per year in premium.