Outdoor Living and Home Value on Long Island
Long Island homeowners invest heavily in their outdoor spaces, and for good reason. The region enjoys warm, humid summers that last from late May through September, and the culture of backyard entertaining is deeply ingrained in communities from the North Shore to the South Shore. But the question many homeowners ask before committing to a major outdoor project is straightforward: will this investment increase the value of my home? The answer, supported by industry data and local real estate trends, is yes, provided you invest wisely and build quality features that align with what Long Island buyers expect.
The Numbers: Return on Investment for Outdoor Features
Return on investment for outdoor living improvements varies by the type of project, the quality of materials and construction, and the local real estate market. Long Island, with its strong housing demand and high property values, tends to reward outdoor improvements more generously than the national average. Here is what the data shows for the most common outdoor living features.
- Paver patios: A professionally installed paver patio typically recoups 60% to 80% of its cost at resale. In affluent Long Island markets like Cold Spring Harbor and Old Westbury, recoup rates can approach 85% to 90% for well-designed installations.
- Outdoor kitchens: Outdoor kitchens return approximately 55% to 75% of their cost, with higher-end installations in premium neighborhoods performing best. A basic grill island recovers less than a full kitchen with countertops, storage, and utilities.
- Fire features: Fire pits and fireplaces add strong buyer appeal with relatively low investment. A quality fire pit returns 70% to 80% of cost, while an outdoor fireplace may recoup 50% to 65% depending on the scale.
- Retaining walls and grading: Functional improvements like retaining walls that expand usable yard space often recover 50% to 70% of cost, with the added benefit of preventing erosion or drainage problems that could reduce value.
- Pool hardscape: Upgrading pool surrounds with premium pavers, coping, and integrated features like waterfalls or lighting adds measurable value, typically returning 50% to 70% of the investment.
Why Long Island Is a Strong Market for Outdoor Improvements
Several factors make Long Island an above-average market for outdoor living investments. First, property values across Nassau and Suffolk County are high. When buyers are spending $600,000 to $2,000,000 or more on a home, they expect the outdoor space to be finished, functional, and attractive. An unfinished backyard with a bare concrete slab or a deteriorating wooden deck can actually hurt a listing in competitive markets like Lloyd Harbor, Muttontown, and Cold Spring Harbor.
Second, Long Island lot sizes are generally smaller than suburban communities in other parts of the country, which means the backyard must be designed efficiently. A well-planned outdoor living space that maximizes a smaller lot, creating defined zones for dining, lounging, and cooking, can make the property feel significantly larger and more valuable. Third, the climate supports outdoor living for roughly five months of the year, which is long enough to justify the investment and short enough that buyers place a premium on properties that are already set up to enjoy the warm months without additional work.
Which Outdoor Features Add the Most Value?
Not all outdoor improvements are equal from a resale perspective. Features that add the most value share a few common traits: they are functional, durable, low-maintenance, and they integrate naturally with the home and landscape. Here is how the most popular outdoor living features rank for Long Island homes.
High-Value Features
- A paver patio with a defined dining area and room for outdoor furniture. This is the foundation of any outdoor living space and appeals to nearly every buyer.
- An outdoor kitchen with built-in grill, countertop space, and basic utilities. This signals that the space is designed for real entertaining, not just weekend grilling.
- Landscape lighting that illuminates pathways, seating areas, and architectural features. Lighting extends the usability of the outdoor space and adds safety and visual appeal.
- A fire pit or fireplace that extends the seasonal use of the space into spring and fall evenings.
Moderate-Value Features
- Pergolas and shade structures. These add comfort and visual interest, though they appeal to a slightly narrower buyer pool than open patios.
- Seat walls and raised planters integrated into the patio. These provide additional seating and define the space without adding freestanding furniture.
- Water features like fountains or small waterfall walls. These add ambiance but are considered a personal preference item that not all buyers prioritize.
- Built-in sound systems and smart-home outdoor controls. These are appealing but can become outdated as technology evolves.
Common Mistakes That Reduce ROI
Outdoor living investments can also miss the mark if the project is poorly planned, over-built for the neighborhood, or made with materials that deteriorate quickly. Avoid these common pitfalls when planning your Long Island outdoor living project.
- Over-improving relative to the neighborhood. Installing a $100,000 outdoor kitchen in a $500,000 neighborhood is unlikely to recoup its cost. Match the investment to the local market.
- Using low-quality materials to save money upfront. A cheap patio that cracks or settles within a few years actually reduces curb appeal and becomes a liability at sale time.
- Ignoring drainage and grading. An outdoor space that floods after rain is a problem, not an asset. Proper drainage must be built into any hardscape project.
- Building features that are too personalized. A highly specific design that reflects one family's taste, like a themed outdoor bar or a niche sports court, may not appeal to the general buyer pool.
Planning Your Outdoor Living Investment
The strongest outdoor living investments on Long Island combine practical function with quality construction. Start with a well-built paver patio that provides the foundation for everything else. Add an outdoor kitchen or fire feature if your budget allows. Invest in proper drainage, lighting, and landscaping integration to tie the space into the property as a whole. And always hire a contractor with a track record of building outdoor spaces that last through Long Island weather, not just one or two seasons.
Brothers Paving & Masonry designs and builds complete outdoor living spaces for homeowners in Cold Spring Harbor, Lloyd Harbor, Old Westbury, Muttontown, and across Long Island. From paver patios and outdoor kitchens to fire features and pool hardscape, we build every project with the same attention to base preparation, material quality, and long-term durability. Call (631) 374-9796 to schedule a free consultation and start planning an outdoor space that adds real value to your home.