Does Removing Your Popcorn Ceilings Increase Home Value?

But can removing a popcorn ceiling add resale value?

It really depends on the market. While the immediate return on removing a popcorn ceiling may not be significant, the perceived value increases depending on buyer expectations for the home’s size and price range.

For example, a $200,000 home with a popcorn ceiling may sell quickly due to high demand and limited supply, making ceiling removal less of a priority, according to Schutte. However, in the case of a larger, higher-priced home — say, one in the $700,000 range — buyers might hesitate if the property requires updates. Why settle for an older home in need of repairs when a newly built one with modern amenities is available for a similar price?

“The larger the house, and the more expensive the home, the more prone I am to say that it needs to get done — and it’ll add value by getting it done,” Schutte says. “One of the updates that somebody would want to see in that pricier home is getting rid of popcorn ceilings.”

Schutte estimates that removing a popcorn ceiling would add $25,000 to $35,000 in value for a large estate executive home. For a home of about 1,400 square feet costing about $200,000, he estimates an added value of about $2,500 — essentially, close to what a homeowner might put into the project.

Mike Ford, a general certified real estate appraiser serving greater metropolitan Los Angeles and a member of the American Guild of Appraisers, says removing a popcorn ceiling could contribute to an increase in value for a high price range.

But for a home valued at around $200,000, he believes spending $2,500 on ceiling removal likely isn’t worth the investment. “The popcorn may be hiding ceiling cracks that could lead to even higher repair costs,” he adds.

Rather, a property’s overall condition and appearance will dictate the value more than a single item, Ford added. “A freshly scraped ceiling may add zero value if the entire interior needs new paint and everything else about the house is outdated.”

He advises looking at comparative sales and current market conditions to prioritize updates (new flooring, sprucing up the kitchen and bath) before tackling a popcorn ceiling.

Renovating? Check your home value first

How much is your home worth today? In as little as two minutes, HomeLight can provide you with a preliminary estimate of value in preparation of your plans to renovate, remodel, or make repairs.

Input Address

Other popcorn ceiling fixes

If you’re still concerned that your popcorn ceiling looks dated, there are ways to hide it without tearing it down completely.

Pressed tin ceiling – A beautiful but expensive option. Track system ceiling – A simpler, cost-effective alternative with various design styles. Beadboard ceiling – A classic, easy-to-install option that offers a rustic feel. Wood paneled ceiling – Adds warmth and texture with lightweight cedar planks. Wallpaper ceiling – Works if the texture isn’t too heavy, or after applying a skim coat. Plywood ceiling – Simple yet striking, using plywood with 1×4 boards for a coffered look. Painted textured ceiling – A quick, low-cost way to refresh a ceiling with color. Skim coat or drywall – A method to smooth the texture by applying a thin layer or adding new drywall. Tin, wood, aluminum, faux tin, or copper tiles – Stylish options that can add character and elegance to the ceiling.

Faux tin ceiling tiles range from $1 to $7 per square foot. To cover a popcorn ceiling, you’ll need to knock off any large low-hanging pieces and apply a multi-surface primer and sealer such as Kilz Klear (about $25 a gallon) to provide a clean surface for the tile’s glue, such as Loctite adhesive (about $5 to $13 per tube).

Armstrong Ceilings makes a version of ceiling planks that resemble wood that install directly to joists or an existing ceiling, with detailed instructions to cover damaged plaster, drywall, or popcorn ceilings. Prices start at $1.48 per square foot.

A popcorn ceiling looks significantly better once it’s clean and bright. Start by protecting the room with drop cloths or plastic sheeting, just as you would for any major painting project. Then, equip yourself with a dust mask, safety goggles, and a hair covering before using a feather duster to gently remove dust and debris from the surface.

Next, use a foam roller to apply a fresh coat of paint, working in one direction to prevent the popcorn texture from peeling when it gets wet. For stains or tough spots, apply spray paint to those areas first, allowing it to dry before rolling on the rest of the ceiling.

Fresh paint reduces a popcorn ceiling’s porosity, making it less likely to collect dust. Soft lighting from table and floor lamps can also minimize harsh shadows, helping the texture appear more subtle and refined.

If removing your popcorn ceiling feels too costly or labor-intensive, consider embracing its potential by refreshing it and showcasing it in a whole new way. With the right updates, it can become an asset rather than an eyesore, adding character and charm to your space.

Header Image Source: (ungvar / Shutterstock)