A pool can raise a home’s value, but it rarely adds as much as it costs to build. In the National Association of Realtors’ 2023 Remodeling Impact Report, Realtors estimated that a new $90,000 in-ground pool adds about $50,000 in value at sale, or 56 percent of its cost (NAR, 2023). How much a pool adds to your home depends on your climate, your neighborhood and the pool’s condition.
How much value does a pool add to a home?
Two kinds of numbers get quoted, and they measure different things. Realtor.com’s April 2025 data showed homes with pools listed at a median of $599,000, 54 percent more than the $389,000 median for homes without one. Pool homes were also about 32.4 percent (600 square feet) larger on average, so that gap reflects bigger homes as much as the pool (Florida Realtors, 2025).
A like-for-like comparison gives a smaller figure. Comparing price per square foot for homes with the same number of bedrooms in the same ZIP code, Realtor.com found that pool homes listed about 8 percent higher, with the largest gap in Fort Myers, Florida, at 20.4 percent (Pennsylvania Association of Realtors, 2023). Both figures are list prices, not final sale prices.
For a new pool, NAR’s 2023 report puts the cost of an 18-by-36-foot gunite in-ground pool at $90,000, with about $50,000 recovered at sale. The same report gave the project a Joy Score of 10 out of 10, and 89 percent of owners said they had a greater desire to be home after adding a pool (NAR, 2023; report page).
When does a pool add the most value?
- Warm climates. Redfin says pools add more value in warmer areas where they can be used year-round (Redfin, 2025). In Realtor.com’s April 2025 data, 24.4 percent of listings had a pool, a record high, and pools were most common in Miami, Phoenix, Orlando, Austin and Tampa (Florida Realtors, 2025).
- Neighborhoods where pools are common. Redfin notes that if most homes nearby have pools, not having one could hurt resale (Redfin, 2025).
- Good condition. A pool in poor shape can lower a home’s value instead of raising it (Redfin, 2025).
- In-ground pools. Redfin says above-ground pools add no resale value (Redfin, 2025).
- The right buyer. Families with young children may see a pool as a safety concern, so a sound barrier matters (see the safety section below).
What does it cost to own a pool?
Buyers look past the purchase price to the yearly costs:
- Maintenance: about $1,000 to $4,000 a year, according to Family Pool Maintenance as cited by NAR’s REALTOR® News in 2025 (NAR, 2025).
- Pump energy: the U.S. Department of Energy says a pool pump can use up to a few thousand kilowatt-hours a year, as much as $270 in utility bills (DOE Energy Saver). ENERGY STAR says certified in-ground pool pumps can save about $50 a year and pay for themselves in less than 2 years (ENERGY STAR).
- Water: evaporation and leaks drive most water loss; see our water saving tips for pool owners.
- Inspection: a pool inspection costs about $125 to $250, and a standard home inspection does not usually include the pool (NAR, 2025).
- Insurance: insurers treat a pool as an “attractive nuisance”. The South Carolina Department of Insurance suggests pool owners consider raising liability coverage to at least $300,000 or $500,000, or adding an umbrella policy (SC Department of Insurance).
What safety features do buyers and insurers expect?
The U.S. Consumer Product Safety Commission’s Safety Barrier Guidelines for Residential Pools call for a barrier at least 48 inches high, no more than 4 inches of clearance at the bottom, openings that will not pass a 4-inch sphere, and gates that open outward and are self-closing and self-latching (CPSC). Check your local code as well, since local rules decide what a home inspector and buyer will look for.
Safety weighs heavily for buyers with young children. CPSC reports that drowning is the leading cause of death for children ages 1 to 4, that an average of 376 children under 15 drowned each year in pool- or spa-related incidents from 2021 to 2023, and that more than 70 percent of those deaths happened in residential settings (CPSC, 2026).
How can you protect your pool’s value?
Buyers want to see a clean, well-kept pool. Keep the water clear and balanced, fix leaks and worn equipment, and keep records of service and upgrades to share at sale time. Our tips on keeping your pool looking brand new and making your pool more eco-friendly cover the basics.
Easy water care helps too. Clear Comfort’s hydroxyl-based AOP works with a low chlorine residual (typical free chlorine is 0.5 to 1.5 ppm with hydroxyl-based AOP), and maintenance is an annual cartridge exchange that takes approximately 1 to 5 minutes. See the CCW100 pool system for medium to large residential pools.
Frequently asked questions
Does a pool increase home value?
Usually somewhat, but rarely by its full cost. In NAR’s 2023 Remodeling Impact Report, Realtors estimated that a $90,000 in-ground pool adds about $50,000 in value at sale, or 56 percent of its cost. Climate, neighborhood and the pool’s condition decide where a home falls.
How much more do homes with pools sell for?
In a Realtor.com comparison of similar homes in the same ZIP code, pool homes listed about 8 percent higher. The 54 percent gap in Realtor.com’s April 2025 listing data is larger because pool homes are about 32 percent bigger on average. Both figures are list prices, not final sale prices.
Do above-ground pools add value?
Redfin says above-ground pools add no resale value. Most of the value a pool adds comes from an in-ground pool in good condition.
Is a pool worth it if I plan to sell soon?
Usually not for resale alone. Only 1 percent of Realtors in NAR’s 2023 report recommended adding a pool before selling, and the project recovered about 56 percent of its cost. A pool pays off more when you plan to use it for years.
Does a pool affect homeowners insurance?
Yes. Insurers treat a pool as an attractive nuisance, and the South Carolina Department of Insurance suggests pool owners consider liability coverage of at least $300,000 or $500,000, or an umbrella policy. Ask your insurer before you build or buy.
Planning a pool you will want to keep? See Clear Comfort’s residential pool systems.
