Short answer: an above ground pool usually adds little or nothing to an appraisal, because most appraisers treat it as personal property, like a shed or a swing set. But a well-kept pool can still help a house sell to the right buyer, and a worn-out one can cost you at the closing table. Here’s how it works, whether you’re buying, selling or deciding on a pool for yourself.

Step 1
How appraisers see it

An above ground pool can be taken down and moved, so most appraisers count it as personal property rather than part of the house. That usually means it adds little to the appraised value. There are exceptions, and they’re up to the individual appraiser:

• The sale contract says the pool stays with the house.
• The pool is built into the property, for example with a permanent deck, underground plumbing or wiring, or a partly buried install.

Even in-ground pools rarely pay back their cost at resale. Real estate sources generally put the most a pool adds at a single-digit percentage of a home’s value, and only in the right market.

Step 2
When a pool helps

• It’s in good shape: a clean liner, a straight, rust-free wall and working equipment.
• It looks finished: a deck, landscaping and a fence make it look like part of the yard, not something dropped on the lawn. See Above Ground Pool Deck Ideas.
• It’s permitted and up to code, with the paperwork to prove it. See Do You Need a Permit for an Above Ground Pool in Massachusetts?
• The buyers want one. Families with kids often see a ready-to-swim pool as a bonus.

Step 3
When a pool hurts

• It’s old or damaged: rust, leaning uprights, a faded or leaking liner.
• It takes up the yard a buyer wants for something else.
• Buyers don’t want the upkeep or the extra insurance.
• Buyers price in removal. If they plan to take it down, they may lower their offer to cover it.

Step 4
Selling a house with a pool

• Put it in writing. State in the listing and the purchase agreement whether the pool stays or goes.
• Gather the paperwork: permits, the pool’s age and model, and any liner or equipment receipts.
• Disclose known problems, like a leak or wall damage.
• Ask your agent how pools sell in your neighborhood. Every market is different.

Taking it down? See Above Ground Pool Removal: What to Expect.

Step 5
Buying a house with a pool

Treat the pool like any other part of the house you’re buying. Ask about, or check:

• Its age. Most above ground pools last 15 to 25 years, and liners 8 to 15. See How Long Do Pools Last?
• The wall and frame: rust, bulges, leaning or sinking uprights. See Pool Wall Rusting?
• The liner: fading, wrinkles, leaks, or a liner pulling out of the track.
• The equipment and electrical: pump, filter and a GFCI-protected outlet. See Electric Requirements.
• Permits and fencing for your town.

A general home inspector may not look closely at the pool. Ask for a pool inspection, or send us photos and we’ll tell you what we see.

Step 6
Buying a pool for yourself

The best reason to buy an above ground pool is the summers you’ll spend in it, not resale value. It costs far less than an in-ground pool, and if you move or your needs change, it can come down. If you want it to look its best when you sell, add a deck and landscaping, keep up with maintenance, and replace the liner when it wears out.

Start with How to Buy the Perfect Above Ground Pool on Any Budget, or browse our pools.

This article is general information, not real estate, appraisal or legal advice. Talk to your agent or appraiser about your home.