By Marcelle Dibrell

As summer begins to heat up, so does the U.S. housing market — though not evenly across the board. Buyers and sellers are navigating a shifting landscape that is slowly inching toward equilibrium, yet remains marked by affordability challenges, rising inventory, and persistently high borrowing costs.

The pandemic brought a red-hot sellers’ market, fueled by recordlow mortgage rates, changing housing preferences, and limited inventory. But in the aftermath, with federal interest rate hikes and home prices still elevated, demand has cooled. This is gradually creating opportunities for a select group of well-positioned buyers: there are more homes to choose from, but they remain expensive.

Within this context, homes with swimming pools — while a niche category—hold unique appeal. Their market performance is shaped by region, buyer priorities, and the ongoing costs of ownership.

Nationally, mortgage rates continue to hover in the 6% to 7% range. While recent weeks brought a slight easing to about 6.81%, that’s still far above the 3% – 4% seen

Realtor.com reports that homes with pools are priced roughly 54% higher than those without and they are also notably larger — about 32.4% larger. See story page 1. during the pandemic peak. This has resulted in a widening gap between buyers and sellers. According to Redfin, there are approximately 1.9 million sellers compared to just 1.5 million buyers — the largest disparity since early 2020.

Although inventory is increasing, it remains below pre-pandemic levels of 2–2.5 million listings. At the same time, home prices are stabilizing. In recent weeks, prices have either remained flat year-overyear or declined slightly—about 0.4%. But affordability is still tight. With 30-year fixed mortgage rates near 6.8%, monthly payments are straining buyers' budgets, according to Business Insider.

Still, the balance of power has shifted: buyers are gaining leverage. More sellers are offering price cuts, credits, and concessions to close deals, Redfin reports.

So where does that leave homes with pools?

In warm-weather states like Arizona, Florida, California, and parts of Texas, pools remain a highly desirable amenity. According to late 2024 data from Redfin and Zillow, homes with pools in these Sun Belt states often sold faster and commanded a 5% to 10% price premium over similar homes without pools.

But challenges remain for sellers of pool homes:

• Rising costs of homeownership have some buyers avoiding properties with added maintenance and insurance burdens.

• Higher interest rates mean fewer buyers can justify stretching their budgets for luxury features.

• Operating expenses — heating, cleaning, and chemical treatments — are under greater scrutiny as inflation continues to affect utility bills and service fees.

In cooler or more seasonal markets, a pool can even be a liability. Sellers in those regions may need to offer incentives, such as closing credits or prepaid maintenance, to attract buyers.

Let’s dig into the numbers. Nationwide, Realtor.com reports that homes with pools are priced about 54% higher than those without. That’s down from a pandemic-era high of 61%, when the demand for home-based recreation surged. Notably, homes with pools also tend to be larger — about 32.4% larger — so analyzing on a per-square-foot basis offers better perspective. In April 2025, homes with pools were priced 21.2% higher per square foot than those without.

In Phoenix, Arizona — where 58.4% of listings feature pools, the second highest share in the country — homes with pools are listed about 21% higher than those without, equating to a roughly $11,500 difference. In Los Angeles, the premium is even more significant: pool homes sell for approximately $95,000 more than comparable properties without pools.

While not all metro-level data is available, Realtor.com identifies the cities with the highest share of pool home listings in 2025: Metros with Highest Share of Homes with Pool Listings (2025):

• Miami-Fort Lauderdale-West Palm Beach, FL – 61.8%

• Phoenix-Mesa-Chandler, AZ – 58.4%

• Orlando-Kissimmee-Sanford, FL – 55.3%

• Austin-Round Rock-San Marcos, TX – 51.9%

• Tampa-St. Petersburg-Clearwater, FL – 47.6%

• Las Vegas-Henderson-North Las Vegas, NV – 43.1%

• Riverside-San Bernardino-Ontario, CA – 41.0%

• Houston- Pasadena- The Woodlands, TX – 38.8%

• San Diego-Chula Vista-Carlsbad, CA – 37.7%

• Los Angeles-Long Beach-Anaheim, CA – 36.0% In areas where the share of pool listings has grown since 2019, home values have followed suit. For example: Metros with Largest Increase in Pool Listings (2019–2025):

• Las Vegas, NV: from 16.2% to 43.1% (+26.9 points)

• Houston, TX: from 20.5% to 38.8% (+18.3)

• Nashville, TN: from 7.2% to 25.5% (+18.3)

• Indianapolis, IN: from 1.7% to 16.4% (+14.7)

• Miami, FL: from 49.5% to 61.8% (+12.3) In Las Vegas, this increased demand for pools correlates with a $162,541 jump in median home prices from December 2019 to October 2024. In Miami-Dade County, prices rose by $26,000 between April 2024 and April 2025.

Selling speed also highlights pool appeal. In Austin, Texas, large homes with pools (2,000–3,500 sq. ft.) sell about 19% faster than those without. The edge increases to 38% for homes over 3,000 sq. ft. In Phoenix, agents say that pool homes often sell 2 to 4 weeks faster — especially in summer.

The big picture: pools continue to be a value-adding feature in warmweather markets. Homes with pools are priced higher and tend to sell faster, contributing to broader value growth in key regions. But location and buyer profile matter.

In some markets, pools add little value — or even detract from it. In Boston, Massachusetts, homes with pools sell for about $15,500 less than comparable homes without. Short summers and high winterization costs limit appeal. Buyers in colder climates may see pools as more hassle than benefit.

Even in warm regions, pool value doesn’t always translate across price points. “In affordable parts of the Phoenix area like South Glendale and Tolleson, homebuyers don’t want to pay to maintain a pool,” said Redfin agent Katie Shook. “I often find that in homes that sell for less than $200,000, a pool is a negative because it adds so many extra costs for the homeowner.”

Generally, pools add the most value to mid-range and upper-tier homes where buyers can use them year-round. But presentation is everything. Pools that are sparkling clean, recently serviced, and professionally photographed can sway buyer decisions.

Upgrades can also boost value — features like energy-efficient heaters, automation systems, and safety enclosures are increasingly attractive. However, inspections are crucial. Today’s buyers often request separate pool inspections, and visible wear, outdated pumps, or cracking deck surfaces are quick to become bargaining chips.

Deals on pool homes are still possible, but they’re no longer frenzied bidding wars. Buyers have time for inspections and negotiations. Sellers must be prepared when marketing homes with older or neglected pools.

All of this points to a steady opportunity for pool and spa service professionals. As buyers become more discerning, the role of pool techs, to maintain, repair, and enhance the backyard oasis, is ever more important. A well-maintained pool doesn’t just add curb appeal; in today’s evolving market, it could be the difference between a quick sale and a stagnant listing.