Best flooring types to increase your home’s resale value

Key points

• Hardwood flooring tends to have the highest return on investment.

• Refinishing hardwood and replacing old carpets are the best value-adds before a home sale.

• Carpets and luxury vinyl flooring are the most installed flooring materials in the U.S.

If you’re about to sell your home — or just want to make upgrades that will provide a good return on investment when you do sell — your flooring is one of the most important aspects to consider.

Hardwood flooring has the greatest positive impact on home resale value in most cases, with an estimated return on investment (ROI) of 118%, according to the National Association of Realtors (NAR) 2022 Remodeling Impact Report. ROI refers to the percentage of the flooring installation cost that you get back in the home sale.

However, home value depends on the buyer, and your ROI will come down to many factors. “If the floor is high quality, stylish and long-lasting, it will be desirable to many buyers and could increase the overall sale price,” said Nick Wemyss, licensed real estate agent with Intero Real Estate Services in California.

“Flooring is one of the first things [home buyers] notice,” said Grace Mase, vice president of Curbio, a company that helps home sellers and real estate agents boost home value with presale repairs.

“It’s a foundational aspect of a home’s character and functionality. It can significantly impact resale value because it sets the tone for the entire space from the moment buyers walk through the door,” she said.

Which flooring types offer the best ROI?

“Hardwood floor tends to offer one of the highest ROIs,” Mase said. “Homes with hardwood floors typically command higher resale prices than those with other flooring types. Buyers are often willing to pay a premium for homes with hardwood floors due to their perceived value and quality,” she continued.

Other types of flooring can sometimes be more appealing to certain buyers. The value will ultimately come down to the individual purchasing your home.

Hardwood flooring

Hardwood flooring can include solid hardwood and engineered hardwood, which includes a layer of solid hardwood laminated on top of plywood or composite material for greater stability. Hardwood provides a natural, warm appearance and plenty of customization options regarding wood species, stain and finish.

“Because hardwood floors have a classic, timeless appeal that transcends design trends, they can complement various interior styles, from traditional to modern, making them attractive to a broad spectrum of potential buyers,” Mase said.

One perk of hardwood floors is that you can sand and refinish them when they show signs of wear, effectively giving you a new floor without totally replacing it. According to data from the NAR’s 2022 Remodeling Impact Report, refinishing existing hardwood flooring has an ROI of 147%. “If you are selling your home that has old wood floors, your best bet to maximize ROI might be to simply have it refinished,” Wemyss said.

Hardwood flooring’s longevity and scratch- and wear-resistance translate to long-term savings for homeowners. According to the International Association of Certified Home Inspectors (InterNACHI), solid wood floors last 100 years or more, and engineered hardwood floors last 50 years or more.

“With proper maintenance and care, hardwood floors can last for decades, often outlasting other types of flooring, such as carpet or laminate,” Wemyss said.

“While hardwood floors may have a higher upfront cost than other flooring options, their exceptional durability, timeless appeal and potential to increase a home’s resale value make it a sound investment choice for many homeowners looking to maximize their ROI,” he continued.

Vinyl flooring

Vinyl flooring has a few variations, but luxury vinyl planks (LVP) and luxury vinyl tiles (LVT) are the most popular. These flooring types provide good protection from water and moisture, resist staining well and often include a protective top layer that prevents scratching and denting.

Vinyl flooring lasts an average of 25 years, according to InterNACHI. However, some of the best luxury vinyl flooring brands, such as COREtec, have longer scratch warranties (30 years) and limited lifetime warranties to cover manufacturer defects.

Vinyl comes in many colors, patterns, finishes, thicknesses, tile or plank shapes and sizes, and more. It’s highly customizable. It’s also easy to keep clean, which could be an important selling point for buyers.

“Compared to hardwood or tile, vinyl is often more budget-friendly, making it an attractive option for cost-conscious homeowners or those looking to renovate on a tight budget,” said Mase.

“While luxury vinyl flooring can closely resemble natural materials like hardwood or stone, some homeowners may perceive it as less luxurious or high-end compared to the real thing. This perception may vary depending on individual preferences and expectations,” she continued.

Vinyl might deter buyers familiar with the potential adverse health effects of phthalates. “Some environmentally conscious homeowners may [also] have concerns about the environmental impact of vinyl flooring, particularly in terms of production methods, recyclability and potential emissions of volatile organic compounds (VOCs),” Mase said.

As such, this flooring option could be less valuable than an all-natural flooring option, such as wood or ceramic tiles.

Ceramic tile flooring

Ceramic tile is a popular flooring option for kitchens and bathrooms because it’s often waterproof, standing up well to spills and changes in humidity. It’s also easy to clean, although the grout between the tiles can take time and effort to make it look new again.

Tile flooring lasts between 75 and 100 years, according to InterNACHI, making it a great option for longevity. The style and color options are plentiful, too, so there’s room to customize based on taste. Regarding resale value, neutral colors are the most widely appealing options and should provide the highest ROI.

Tile floors won’t stain or scratch easily, although they can crack if not installed properly and with the right type of underlayment.

Carpeting

Carpeting has ample customization options in terms of fiber material, pile type, colors and patterns. Some colors and patterns are more polarizing than others, so neutral colors tend to provide the best ROI as they’re the most universally pleasing.

“Many homebuyers appreciate carpet’s cozy, inviting feel, especially in bedrooms,” Mase said. It’s less resilient to heavy foot traffic than hardwood and vinyl, but it’s softer and more comfortable to walk on, providing a luxurious feel underfoot.

InterNACHI suggests carpeting only lasts eight to 10 years, so right away, this flooring option is expected to provide a lower ROI than hardwood or vinyl. Depending on which room the carpeting is in, buyers may plan on replacing it to avoid staining and soiling, which could lead to a lower sale price if they work that renovation into their budget.

“Carpets can be perceived as cheap,” Wemyss said. “However, there are a few instances where carpet might be desired. Upstairs bedrooms are a great place for carpet as they tend to keep the noise downstairs to a minimum.

“If you are looking to sell,” he continued, “it is almost always advantageous to replace old carpet with fresh carpet.”

Due to its lower resistance to wear and higher risk of staining and soiling, carpeting may not be as valuable to home buyers with children or pets.

Laminate flooring

Laminate flooring may cost between $3.80 and $4.80 per square foot, according to Home Depot, meaning it’s sometimes about half as expensive as hardwood flooring. However, it has a shorter life span — as short as 15 years, according to InterNACHI — than most other options.

Despite the lower expected ROI than hardwood, Floor Covering News reported in 2023 that laminate flooring sales have risen in the past few years, seeing a 6% bump between 2021 and 2022. This could be due to laminate’s low cost in the face of inflation and how easy it is to clean.

“[Laminate flooring] was once considered a budget-friendly, lower-quality alternative to hardwood or tile flooring,” Mase said. “However, technological advancements have led to the development of high-quality laminate flooring options that closely mimic the look and feel of natural materials. As a result, laminate flooring is now perceived as a more versatile and attractive choice for many homeowners.

“[Still], while modern laminate flooring can closely resemble natural materials like hardwood or tile, some homeowners may perceive it as a lower-quality or less authentic option. The texture and feel of laminate flooring may differ from the real thing, influencing perceptions of its quality and value,” she continued.

How does flooring affect home resale value?

Ultimately, a home’s value is determined by the buyer: If a buyer sees more value in a particular type of flooring — whether because they know it will last for years, be easy to clean or give their home the luxurious look they desire — they might be willing to pay more for your property.

In many cases, the best flooring for home resale value comes down to longevity, ease of maintenance, visual appeal and personal preference.

Longevity

A buyer will likely pay a premium for a property with high-quality flooring that will last and look good for decades after the home purchase. They know they won’t be on the hook to replace the flooring on their own dime shortly after closing.

“Certain types of flooring, such as hardwood or tile, are known for their durability and longevity,” Mase said. “Investing in high-quality flooring that can withstand daily wear and tear provides peace of mind to current homeowners and adds value to the property in the long run. Buyers are often willing to pay more for a home with durable flooring that requires less maintenance and upkeep.”

Hardwood flooring has the longest life span of all flooring options. From a durability standpoint, hardwood floors are the best for home resale value.

Ease of maintenance

Some home buyers prioritize appearance, but others — particularly those with children and pets — might be more likely to pay a premium for a flooring option that’s easy to clean and won’t stain or readily hold dirt and allergens.

“As allergy season worsens every year, respiratory health remains on many buyers’ minds,” Mase said. “Allergens, mold and other contaminants can accumulate in carpet fibers, whereas hard surfaces, like hardwood or tile, are easier to clean and less likely to harbor allergens. 

“Homes with hypoallergenic flooring options may appeal to buyers with sensitivities and command a higher resale value,” she said.

In addition to hardwood and tile, vinyl flooring may appeal to sensitive homeowners, as it’s relatively long-lasting and a breeze to clean.

Visual appeal

Buyers will always consider visual appeal when viewing your home. Either your flooring will subconsciously impact their perception of its value, or your potential buyers will actively think about how the flooring matches their preferences and how their family members and guests will perceive their new home.

Ultimately, visual appeal comes down to personal preference, but hardwood and hardwood-look flooring options, including luxury vinyl planks, are typically the most popular.

Return on investment

Consider ROI when deciding whether to replace flooring just before selling your home. It’s sometimes not worthwhile to renovate with the sole intention of boosting your sale price if you won’t see a profit. However, you can use ROI to decide which flooring to invest in and when, even if you’re not planning on selling.

Choosing a high-quality option that will last for many years and look good in the meantime will give you more enjoyment — according to the NAR, 90% of homeowners who install new wood flooring have a greater desire to be home, and 77% enjoy their homes more — and it can still provide you with a good ROI if and when you do sell and relocate.

What’s next?

If you plan to sell your home and are considering updating the floors to boost your home’s resale value, speak with a local real estate agent and a flooring contractor near you to discuss your best options. Ask for recommendations from your agent, then get estimates from your contractor to see if the expected value added will be worth the time and money you’ll put into your home improvement project.

If you’re upgrading your flooring and don’t intend to move soon, consider your preferences in addition to what will retain the most value. Consider the flooring’s visual appeal, how easy it will be to clean and how well it will stand up to your lifestyle — specifically, think about children, pets and guests.