All Cedar Shake roof neighborhoods – affect of changing roof?

[Vizsla Twins]

I live in a neighborhood with sales comps ranging from $420K-$550K. I intend to move within five years to retire and escape the high taxes that are suburbia in north Chicagoland, Illinois area. I am ready to replace my roof. The immediate neighborhood is 100% Cedar Shake roof. Just outside the neighborhood, it is predominantly cedar shake, but a few folks have switched to asphalt. There is no HOA to deal with and I am checking on deed restrictions, but let’s assume there are none (Yes, I am confirming!)
I would like to know if there is an appraisal impact, or, in your opinion, a selling negative to switching to an asphalt based roof in an all cedar shake neighborhood. I am considering a brand that emulates cedar shake. Expected life is longer, cost difference is about $3500, and most important, maintenance much less. I did a drive by of a reference house and it was right next to a cedar shake (so they made the switch) and it looked great.
So, do I play it safe, put on cedar shake roof and move on, or do I make the switch, save $3500? Am I setting myself up for a negative sales price impact or is this a positive selling point or appraisal impact?
Thanks for any insight or opinions!

 

[residentialguy]

Stick with shake. There would be a definate negative impact, imo...not only in value but in living with your neighbors. Might as well sew a big red "A" on your wife's clothes. You'll be an outcast.

Cedar is way nicer looking and beams quality.

 

[Deleted member 77547]

If the cedar roof is a feature expected by buyers in your market then not having one may impact value.

 

[Mike Kennedy]

IMO, "I would like to know if there is an appraisal impact, or, in your opinion, a selling negative to switching to an asphalt based roof in an all cedar shake neighborhood.",

the answer to your question lies in a "feasability" appraisal by a local, competent Appraiser to determine buyers reaction to either roofing option. i.e. "what would my property be worth with option A versus option B".

When contemplating making a considerable investment of $$thousands it is always wise to invest $$ hundreds PRIOR to making the improvement to determine a credible estimate of contributory market value.

Well-meaning advice from folks who are not IN your local market is just that - well-meaning advice.

 

[BOCK FOLKEN]

Uniformity and the maintenance thereof is another key concept in this question. Generally, being an oddball in a consistent group tends to reduce the value of the oddball. None of us here can predict exactly what is true in your neighborhood. Consistent is usually better.

I would encourage just little bit more investigation as well. In many areas, wood shake roofs are considered a fire hazard and insurance companies charge extra for that. I am suggesting savings for a new asphalt roof may extend to your home insurance as well, which may extend over 20 or 30 years of the life of the roof. Call your agent and ask.

Finally, a new asphalt roof is of greater value than an old beat up wood roof. Also meaning that any new roof will probably enhance your property value at first until it depreciates with age.

 

[josephdifranco]

Hello,

You say the reference house "looked great". Was it obvious that it was a different material or did it completely blend in? As an appraiser, if the roof blends in really well and/or is attractive, and further has equal to or better life, I don't see much of a problem with marketability and I would not make any adjustment in my appraisal report. However, if you threw up an asphalt roof, that would change my opinion.

Local brokers may have a better insight, why not ask two of the most active agents in your neighborhood what they think?

FYI I was a long time residential appraiser, for those appraisers who are often on the attack.

Good luck,

Joe