There’s nothing quite like a large and stately tree. Better yet, traveling down a road lined with them, canopies arching over the sidewalks and streets! But sometimes they can become a nuisance or even a hazard. So how does a tree (or do trees) impact the value of a home?

Trees can add a lot to a home or they can detract from it depending on a number of factors. They can even have tangible costs, or cost savings. So let’s get into it.

The Dollar Amount

Putting an actual price tag on any landscaping can be a challenge. Some landscaping designers have estimated it to average 10% of the value of the home, though it’s likely less here where land value is so high. But that 10% estimation is for everything – driveway, walkways, patios, flower beds, lawn, irrigation, decks, pergolas, you name it. So what’s a tree worth?

The City of Fremont has a public TreePlotter Inventory Map (2019) with both an Estimated Dollar Value (appraised amount) and Monetary Benefit (savings) for individual specimens. Cupertino also has a Tree Finder with the Eco Benefit listed. However most buyers will not be considering those numbers when making an offer on a home – those prices don’t exactly translate when it comes to home values!

To be frank, real estate agents and appraisers rarely give a dollar amount to a tree when pricing a home. Usually it’s one piece of a bigger picture. But some trees do come with a price tag, and you might not like it.

Positives: Added value

There are many benefits to having trees on your property, and most buyers and homeowners like them for the most obvious reason: they are beautiful! Trees can significantly improve the curb appeal of a home and neighborhood. People are happier when we can see greenery and spend time in nature regularly, and while you might not see a home described as having “tree views” in the listing it’s certainly something many people seek and enjoy.

Trees can also improve a homes eco-friendliness, reducing energy expenses and carbon footprint. Deciduous trees to the south of a structure can shade a home in the hot months and allow sunlight in during the cooler months, offering passive cooling and heating. More greenery in general creates a more temperate microclimate. They can improve air quality and filter dust and pollen. Once established, it might need little to no irrigation, even in a heatwave that melts shrubs and lawns. Those all add up to tangible savings. While you can calculate dollars saved for these benefits, it won’t generally impact on a home’s market value.

The Valley of Heart’s Delight was once filled with fruit orchards, and many locals still grow and enjoy growing fruit in their home gardens. Walk around any neighborhood and you’ll likely see something fruiting: lemons, navel oranges, figs, loquats, plums, persimmons, apricots, apples, kumquats, and more. Again, it’s hard to put a price tag on warm stone fruit straight from the branch in summer, or a cup of freshly picked and pressed orange juice in winter.

A tree can offer privacy from neighbors, bird feeding and squirrel watching, support a tree house or swings, make an excellent hammock spot, and so much more. But, much like the other components of a home, if it’s not well maintained or the planting was poorly planned it can become a disimprovement.

Negatives: Costly nuisance

Like any other part of a home or yard, trees need maintenance and have lifecycles. If not properly maintained, it can reduce the benefit of having a tree, increase the maintenance needs, or end in a pricey disaster.

Here are some of the most common (and costly) issues that can stem from trees… and how to avoid them.

A majority of the problems we see in practice come from planting too close to a home. Irrigation and roots at the foundation can cause cracks, deflection, and structural damage. Leaves piling up on the roof and in gutters, can shorten a roof’s lifespan, and cause leaks. They can also be a bridge for wildlife, such as rats, raccoons, and possum. Large overhanging branches can come crushing down in storms or in drought. Planting too close to home could even impact insurance costs and coverage as an increased risk in the event of fire!

Even when appropriately placed, they can still be destructive. Roots can invade and damage sewage lines, backing up plumbing. They can raise sidewalks and driveways. Branches can grow into overhead power lines. Parking under a canopy provides valuable cooling in summer, but your car may end up with bird poop, sap, and leaf litter all over, which can cause paint damage and flooding. Not to mention what might happen if a large branch or the whole tree falls.

Fruit trees that aren’t maintained can be a headache. They need more care to be protected from disease and pests. Fallen fruit is extra mess, and if fruit is not picked or regularly cleared it can invite unwanted guests like fruit flies, rodents, possums, raccoons, and birds. Not to mention fruits that stain patios and stick to shoes. So what is a boon to one buyer might be unwanted work for another.

Other types of nuisance trees also exist. Too much canopy shade can make a home dark and gloomy. Certain species are difficult to plant beneath, limiting usage (no veggie beds, rose garden, or lawn for rover). Trees in poor condition, such as from neglect or disease, can be an eyesore and may take time and money to repair or remove. Dense foliage, like with cypress and juniper, are favored nesting grounds for squirrels and rats. I’ve seen maples sprout up shoots like bamboo!

And sometimes it’s just not everyone’s cup of tea – plants go in and out of fashion like everything else, and not everyone today will want that spikey yucca or a thick hedgerow that was once all the rage.

Planning Around Trees

Prevention is the best cure. Planning is crucial when it comes to choosing a species (or variety) and planting location. Tree maintenance is home maintenance.

If you’re considering buying a home with a large tree on the property, especially if it is near a structure, be sure to find out about the maintenance needs. Did the seller hire an arborist (not a tree trimmer) to prune it? Did they need plumbers to service the sewer main because of roots, and if so how often? Does it overhang the roof, or do you see any leaves or needles piling up on the roof or in the gutters? If it’s over the property line, who handles maintenance and pruning?

Try to identify the species and familiarize yourself with it. Oaks are known to drop large branches. Eucalyptus are highly flammable. Apples are prone to moths. Pines can be difficult to plant under.

In those worst-case scenarios where a tree is causing actual damage to the property, get a bid for the repairs and find out what prevention is needed to avoid future damage. Can pruning and maintenance solve the problem, or is removal necessary? If removal is necessary, get a bid for that as well and find out about any city regulations. Is it a protected native? Will the permit require site inspection? Will you need to plant a replacement, and if so does it have to be a certain type?

Conclusion

While trees can be a prized feature in a home or neighborhood, the positive improvements tend to be subjective and intangible. It’s just hard to put a price tag on it! But when a tree is causing problems, the cost to remediate those issues can have a real dollar impact on property value.

 

Related reading:

What Makes One Silicon Valley Street Better Than Another?

Trees, Branches, and Property Lines in Silicon Valley