If you’ve been counting on your backyard pool to make a big splash in today’s real estate market, you might want to temper your expectations. Recent data shows that the premium homebuyers are willing to pay for pools is beginning to shrink back toward pre-pandemic levels.
The Numbers Tell the Story
According to new research from Realtor.com, homes with swimming pools now command approximately 21% more per square foot compared to similar homes without pools. While that still represents a significant premium, it’s a notable decline from the 26% peak we saw in 2022 when pandemic-era demand for outdoor amenities was at its height.
This shift comes at a time when pools are more common than ever in real estate listings. Nearly 25% of all home listings in April featured a swimming pool—a record high that suggests increased supply may be cooling buyer enthusiasm for this once-coveted amenity.
Where Pools Still Rule
Unsurprisingly, swimming pools remain most prevalent in sun-soaked markets where year-round swimming is actually feasible. Miami leads the pack, followed closely by Phoenix and Orlando, where sweltering temperatures make backyard pools almost essential rather than luxury.
Interestingly, some of the biggest increases in pool listings are appearing in markets like Las Vegas and Houston—areas that experienced significant homebuilding booms in recent years. In these markets, builders have been including pools as standard amenities to attract buyers in competitive neighborhoods.
The Reality Behind the Premium
It’s important to understand what’s driving these price differences. Homes with pools aren’t just commanding higher prices because of the water feature itself. These properties tend to be larger overall and are typically located in more expensive neighborhoods where outdoor living spaces are prioritized.
The median listing price for a home with a pool hit $599,000 in April, with expectations that it could climb even higher during peak summer selling season. Compare that to the $389,000 median for homes without pools, and the premium becomes clear—though it’s worth noting that much of this difference reflects the overall quality and location of these properties.
Market Dynamics at Play
The declining pool premium reflects broader changes in the real estate market. As inventory levels recover from pandemic lows and buyers have more options to choose from, they’re becoming more selective about which amenities justify paying extra. The fever-pitch demand for outdoor features that characterized 2020-2022 is giving way to more measured decision-making.
This doesn’t mean pools have lost their appeal entirely. In the right climate and market, they remain attractive features that can help homes stand out. However, sellers who installed pools during the pandemic hoping to capitalize on enhanced outdoor living trends may find the return on investment isn’t quite what they expected.
Beyond the Pool: Other Outdoor Amenities
For homeowners looking to maximize their outdoor space’s market appeal, research from Zillow suggests that pools aren’t the only game in town. Outdoor kitchens, fire pits, and even outdoor showers can add significant value and appeal to potential buyers. These features often require less maintenance than pools while still enhancing the outdoor living experience that many buyers crave.
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The Bottom Line
While swimming pools continue to add value to homes, the days of automatic premium pricing may be waning. As with any home improvement, the decision to install a pool should balance personal enjoyment with realistic expectations about resale value. In today’s evolving market, the key is understanding that buyer preferences are shifting, and what commanded top dollar two years ago may not carry the same weight today.
For sellers with pools, the focus should be on highlighting the overall lifestyle and outdoor entertainment possibilities rather than expecting the pool alone to justify a significant price premium. And for buyers, the increased supply of pool-equipped homes may present opportunities to find better value than was possible during the peak of pandemic-era demand.
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