Does Removing the Popcorn Texture From Your Ceilings Increase Home Value?
Dusty Rhodes • July 20, 2020
Everyone loves popcorn at the movies—but seeing that fluffy texture on a ceiling? Not so much.
The stippled texture known as the popcorn ceiling was popular from the 1950s through the 1980s, especially in bedrooms. Sometimes likened to cottage cheese, the bumps of this finish supposedly dampened sound, but also made it easier for builders to hide imperfections.
Nowadays, it can make selling your house more difficult, depending on the market and price range, said Timothy Schutte, a top performing real estate agent in Des Moines, Iowa and expert in single-family homes.
“It’s a vintage and aged style,” said Schutte.
It is noticed fairly quickly upon opening the door and walking in. It may not be within the first three minutes, but you see it.
Does removing a popcorn ceiling increase your home’s value? Before you roll up your sleeves and grab the putty knife and protective goggles, you should weigh whether the cost of removal is worth it given the time, cost, and potential health risk.
The pros and cons of popcorn
Not everyone is sour on popcorn ceilings. The home improvement and repair site DoItYourself.com, launched in 1995, said that this textured, spray-on finish is an inexpensive way to hide flaws in a ceiling, including leaks, cracks, damage, and just poor workmanship. They’re cheap and easy to install, and because of their acoustic properties, popcorn ceilings can cut down on sound in multi-story houses and high-traffic areas such as entryways and hallways.
But popcorn ceilings don’t handle moisture well, according to Fixr.com, an online directory of service professionals founded in 2008. In a bathroom or kitchen, both of which have a fair amount of moisture, the texture of a popcorn ceiling can loosen and eventually come down.
The biggest aesthetic drawback of a popcorn ceiling is that it tends to collect dust, dirt, and cobwebs. Because of its “crater-like surfaces,” it also casts harsh shadows, making rooms appear smaller.
“Popcorn [texture] is very hard to clean and to keep clean,” Schutte said. “It attracts dust and creates shadows. Whenever you take it off, it makes a room feel much more vibrant.”
What about asbestos concerns?
Deciding to remove a popcorn ceiling is tricky, however, because of the possibility of asbestos.
Asbestos is a mineral fiber occurring in rock and soil that, if inhaled, can cause diseases such as lung cancer, asbestosis, and mesothelioma.
Asbestos was used for decades in a variety of building construction materials, according to the Environmental Protection Agency (EPA), but has been banned in various products from 1973 through 1990.
Even so, if your home was built before the late 1980s, the spray-on texture used to create your popcorn ceiling may have contained asbestos.
Although it’s impossible to tell whether any material contains asbestos just by sight, scraping off a portion to be tested can do more harm than good, releasing asbestos fibers through dust.
“Material that is in good condition and will not be disturbed (by remodeling, for example) should be left alone,” the EPA recommends.
If your popcorn ceiling is already damaged and you’re concerned about asbestos, the EPA advises consulting with a trained asbestos professional, who can test for the substance and work with you on removing it. (The cost of such testing varies widely by square foot, although hazardous materials contractors do offer free estimates).
You also can spray water onto a small portion of the area and remove a sample without scraping. The accredited testing company EMSL Analytical Inc. of Cinnaminson, New Jersey, which has more than 45 locations throughout the United States and Canada, will test consumers’ samples, with lab fees starting around $130 for a one-week turnaround time.
The newer type of popcorn texture is made with pieces of polystyrene or Styrofoam, so there’s no worry of asbestos with those, even if there’s flaking.
Popcorn ceiling removal is costly—and messy
Removing a popcorn ceiling can be expensive and leave fine white dust everywhere. Although you can do this yourself, especially if the materials are free of asbestos, be prepared for a lot of labor.
First, you’ll have to remove the furnishings or move them to the center of the space and cover them and the floor with a drop cloth and plastic sheeting. Then spray a small section (about 10 square feet) of ceiling with warm water, let that sit for about 20 minutes, and scrape off what comes loose.
The experts recommend applying drywall compound to any problem areas with a drywall knife, skimming smoothly, then priming and painting the ceiling.
Expect to pay about $30 to $200 in materials to do this yourself, or about $1 to $3 per square foot for labor and materials if you hire a professional. The average homeowner spends about $1,675 nationwide.
If your ceiling tests positive for asbestos, expect to pay $3 to $7 per square foot, or up to $2,750 in additional fees, depending on the size of the space and the extent of the problem.
Skim coating the ceiling with drywall compound and painting it gives this a smooth “executive feel,” although knockdown texture, applied with a texture sprayer, provides visual interest and camouflages imperfections without popcorn’s dated look.
The problem is, homeowners in the midst of preparing a house for sale often don’t have the inclination to tackle this project because of the debris.
Someone flipping a house, who isn’t living there while the work is underway, is more likely to do it, Schutte said.
“With a homeowner in the property, we talk about [removing] the popcorn ceiling,” he said. “But we haven’t really ever had them do the work because it does cost a little bit of money and the inconvenience factors very high.”
But can removing a popcorn ceiling add resale value?
That said, the value gained by removing a popcorn ceiling does increase considering buyers’ expectations for homes of a certain size and in a certain price range.
“With a $200,000 house with a popcorn ceiling, there’s a lot of demand and not a lot of supply. Those houses sell faster, so there’s less need to do it,” Schutte said.
By contrast, a 4,000- to 5,000-square-foot house in a higher price range, such as $700,000, can sit on the market longer and make buyers hesitate if it needs upgrades. Why purchase something older that needs fixing when they can buy something in a new subdivision with new amenities for the same 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 said. “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, said removing a popcorn ceiling could contribute to an increase in value for a high price range.
For a home worth about $200,000, however, “I cannot imagine the benefit would be worth gambling $2,500 on. It is just as likely the popcorn … may cover ceiling cracks that may require additional costs to repair,” he said.
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 advised looking at comparative sales and the current market to prioritize your updates (new flooring, sprucing up the kitchen and bath) before tackling a popcorn ceiling.
“If buyers are already paying high or near highest prices with or without popcorn, then why spend money correcting something the market does not dictate requires correction?” Ford said.
“Paint and finish flooring still are big on interior contribution to value. Exterior paint, including eaves and wood trim, is at least equally important. Chipped and peeling paint can stop your new buyers’ financing in its tracks.”
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.
The DIY home décor site Apartment Therapy has a number of suggestions, such as covering the ceiling with a drywall panel. Standard 8’x4’ panels cost from $10 to $20, depending on thickness and brand, and you may also need drywall compound and joint tape to connect pieces.
(You also may need to rent a drywall lift, which depending on where you live can cost a minimum of $26 for four hours, with a $100 deposit at Home Depot.)
Another artful way to conceal the ceiling is using tin, wood, aluminum, faux tin, or copper tiles.
A 2’x4’ faux tin white ceiling tile costs about $15. 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 $19 a gallon) to provide a clean surface for the tile’s glue, such as Loctite adhesive (about $5 to $10 per tube).
For a modern rustic look, the experts at MarthaStewart.com recommend shiplap, historically made of wood boards stacked horizontally on top of one another to make a surface watertight.
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 per square foot.
A popcorn ceiling also looks better once it’s clean and bright.
Cover everything in the room with a drop cloth or plastic sheeting, as you would before any large paint job; don a dust mask, safety goggles, and hair covering; and first tackle the ceiling with a feather duster.
Then use a segmented foam roller to apply a fresh coat of paint. Only paint in one direction, so that the popcorn texture doesn’t peel once it gets wet. (If you find stains or stubborn spots, hit those first with spray-paint, and let that dry before using the roller.)
Fresh paint makes a popcorn ceiling less porous, so it’s less prone to collecting dust. Add soft lighting through table and floor lamps to reduce harsh shadows, and the texture becomes more subtle.
If you find that removing your popcorn ceiling is cost prohibitive or not worth the trouble, your best bet may be to have it work for you by freshening it up and casting it in a new light.
Dusty Rhodes Properties is the Best Realtor in Myrtle Beach! We do everything in our power to help you find the home of your dreams. With experience, expertise, and passion, we are the perfect partner for you in Myrtle Beach, South Carolina. We love what we do and it shows. With more than 22 years of experience in the field, we know our industry like the back of our hands. There’s no challenge too big or too small, and we dedicate our utmost energy to every project we take on. We search thousands of the active and new listings from Aynor, Carolina Forest, Conway, Garden City Beach, Longs, Loris, Murrells Inlet, Myrtle Beach, North Myrtle Beach, Pawleys Island, and Surfside Beach real estate listings to find the hottest deals just for you!
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If you're thinking about selling a home, you may be wondering: “Can I negotiate the real estate commission?” The short answer is yes, real estate commissions and agent compensation can be negotiable. But there's a lot more to the question than simply asking an agent to lower their fee. Before negotiating real estate commission rates, it's important to understand what you're actually negotiating, what services are included, how the compensation is structured, and whether a lower fee could affect the marketing, service, negotiation, or overall strategy you receive. As a Myrtle Beach real estate agent , I think homeowners should absolutely understand how real estate compensation works before choosing an agent. You should know what you're paying for, what services are included, and what you can reasonably expect from your agent. Here's what you need to know about negotiating real estate commission rates. Can You Negotiate Real Estate Commission? Yes. Real estate commissions are negotiable. There isn't one universally required commission rate that every real estate agent must charge. Compensation is something the parties can discuss and agree upon as part of the representation agreement. That means you can ask an agent: Is your commission negotiable? What services are included? What does your fee cover? Are there different service options? What marketing do you provide? How is buyer-agent compensation handled? Are there additional fees? What would change if I negotiated a different fee? Those are reasonable questions. In fact, I think homeowners should ask them. The important thing is to understand the entire value proposition rather than focusing exclusively on the percentage. Why Do Real Estate Agents Charge a Commission? Before negotiating a real estate commission, it helps to understand what the commission is actually paying for. A real estate agent's compensation can cover a significant amount of work before, during, and after the transaction. For a seller, that may include: Preparing a pricing strategy Performing a comparative market analysis Advising on property preparation Professional photography Marketing MLS exposure Digital advertising Social media marketing Showing coordination Buyer-agent communication Offer analysis Negotiation Inspection negotiations Appraisal issues Transaction coordination Communication with attorneys, lenders, inspectors, and other professionals Managing deadlines Problem solving Getting the transaction to closing And much of that work happens behind the scenes. The commission isn't simply a fee for putting a property on the MLS. How Much Is the Typical Real Estate Commission? There is no single standard real estate commission that every agent charges. Compensation can vary based on: The agent The brokerage The property The market The services provided The complexity of the transaction The agreement between the parties That's why you shouldn't assume that every Myrtle Beach real estate agent charges the same amount. You also shouldn't assume that two agents charging the same percentage are providing the same level of service. One agent may provide extensive marketing, professional photography, video, advertising, frequent communication, and hands-on transaction management. Another may offer a much more limited service model. The percentage alone doesn't tell you the whole story. What Does a Real Estate Commission Actually Pay For? This is one of the most important questions to ask. Instead of simply asking: “Can you lower your commission?” I'd recommend asking: “What do I receive for your fee?” For a seller, the answer might include: Pricing Strategy Your agent researches comparable properties and helps establish a pricing strategy based on the current market. Marketing Your home may be marketed through the MLS, online platforms, social media, photography, video, advertising, open houses, and agent-to-agent outreach. Negotiation Your agent helps evaluate offers and negotiate price and terms. Transaction Management Your agent helps keep the transaction moving after you accept an offer. Problem Solving When something unexpected happens, your agent helps you understand your options and communicate with the appropriate parties. Local Expertise An experienced local agent can provide insight into neighborhoods, buyer behavior, market conditions, and pricing that isn't necessarily obvious from an online home-value estimate. When you're comparing agents, these services matter. Can I Ask a Realtor to Lower Their Commission? Absolutely. There's nothing wrong with asking. A professional conversation might be: “Is there any flexibility in your compensation?” That's a reasonable question. However, you should also expect the agent to explain what their compensation covers and why they charge what they charge. If an agent agrees to reduce their fee, you should understand whether anything else changes. For example: Does the marketing change? Are professional photos still included? Is video included? Are advertising services reduced? Does the level of communication change? Are certain services no longer included? Is there a different service package? Does the agent's availability change? A lower fee isn't necessarily a problem. But you should know what you're getting in exchange. Should I Always Choose the Real Estate Agent With the Lowest Commission? I wouldn't. If you're selling a $500,000 home, the difference between two compensation structures may look significant on paper. But the real question should be: Which agent is most likely to help me achieve the best overall outcome? Suppose one agent charges slightly less but provides limited marketing and doesn't negotiate aggressively. Another agent charges more but has a strong marketing strategy, excellent communication, extensive local knowledge, and a proven ability to negotiate. The cheaper agent isn't necessarily cheaper in the end. A difference in sale price, concessions, repairs, or contract terms can potentially be much larger than the difference in the agent's fee. That's why I encourage sellers to look at net results and overall value , not just commission percentage. How Does Commission Negotiation Affect a Seller's Net Proceeds? This is where the conversation gets interesting. Let's say your home sells for $500,000. A lower commission rate may reduce the amount paid to your agent. But what matters to you as the seller is ultimately: How much money do I walk away with? For example, an agent who helps you achieve a stronger sale price, negotiate better terms, minimize unnecessary concessions, and avoid costly mistakes may create significantly more value than the difference between two commission rates. That's why I believe the better question isn't: “Who charges the least?” It's: “Who can provide the best overall value and help me reach my goals?” Can Real Estate Agents Offer Different Fee Structures? In some situations, agents may offer different compensation or service structures. The possibilities depend on the agent, brokerage, transaction, and services being provided. For example, an agent may structure services differently depending on whether the client wants: Full-service representation A more limited service arrangement Additional marketing Specialized marketing for a luxury property Different levels of advertising Other negotiated services The important thing is to get the agreement in writing so everyone understands exactly what is included. What About Buyer-Agent Compensation? This is an area that has changed significantly in recent years. Buyers working with a real estate agent generally enter into a written buyer representation agreement that addresses the agent's compensation. The amount and structure of that compensation should be clearly explained before you begin working together. In some transactions, the seller may agree to contribute toward the buyer agent's compensation. In others, the buyer may be responsible for some or all of it. The important point is that buyers should understand their agreement before making an offer , rather than assuming someone else will automatically pay their agent. If you're buying a home in Myrtle Beach, ask your agent: How are you compensated? What does our agreement say? What happens if the seller doesn't offer compensation? What would I potentially be responsible for? Can your compensation be negotiated? What services are included? These are all fair questions. Is Real Estate Commission Negotiable for Buyers Too? Potentially, yes. Buyer-agent compensation is addressed in the buyer representation agreement, and compensation can be negotiated between the parties. However, buyers should focus on the complete representation they're receiving. A buyer's agent may help with: Finding properties Market research Property analysis Neighborhood knowledge Offer strategy Contract negotiations Inspection negotiations Due diligence Appraisal issues Communication with the listing agent Transaction management Getting the buyer to closing Again, the lowest fee isn't automatically the best deal. What Should I Ask a Real Estate Agent Before Negotiating Commission? I f you're interviewing agents, I'd recommend asking these questions. 1. What is your compensation? Start with the obvious. You should know exactly what the agent is proposing. 2. What services are included? Don't assume every agent provides the same services. 3. What marketing will you provide? Ask specifically about: Photography Video MLS Social media Online advertising Open houses Email marketing Property websites Other promotional efforts 4. Are there additional fees? Ask whether there are any additional costs beyond the agreed compensation. 5. What happens if I negotiate a lower fee? If the agent offers a different rate, ask whether the services or marketing change. 6. How will you help me determine the right price? Pricing can have a major impact on the outcome. 7. How do you negotiate? Ask the agent how they approach offers, inspections, repairs, appraisal issues, and other negotiations. 8. How much experience do you have in my market? Local knowledge matters. Can I Negotiate a Real Estate Agent's Commission After Signing? This is where you need to be careful. Once you've entered into a written representation agreement, you shouldn't assume you can simply change the compensation whenever you want. Any changes should be discussed with your agent and properly documented according to the terms of your agreement and applicable law. That's why it's important to understand the agreement before you sign it. Don't be afraid to ask questions. If something isn't clear, ask your agent to explain it. Why Would a Real Estate Agent Agree to a Lower Commission? Every situation is different. An agent may consider factors such as: The expected sale price Property type Location Expected workload Marketing requirements Whether the client is buying and selling Multiple transactions Timing Complexity of the transaction But an agent also has real business expenses. Those can include: Brokerage fees MLS expenses Marketing Photography Signs Technology Insurance Licensing Vehicle expenses Advertising Administrative support Taxes And unlike a salaried employee, a real estate agent generally doesn't get paid simply for showing up. Compensation is tied to the transaction. That's something worth keeping in mind when evaluating a fee. Does a Lower Commission Mean Less Service? Not necessarily. Some agents may be willing to negotiate without reducing their service. Others may have different service levels or adjust what's included. That's why you should never assume. Ask. If an agent agrees to reduce their fee, ask: “Will anything about your marketing or services change?” Get the answer clearly understood before moving forward. What About Flat-Fee Real Estate Agents? You may also come across agents or companies advertising a flat fee instead of a percentage-based commission. This can sound attractive because you know the cost upfront. But once again, compare the entire service package . Ask: What exactly is included? Who handles showings? Who negotiates? Who handles inspections? Who communicates with the buyer's agent? Who manages the transaction? Is professional photography included? Is advertising included? What happens if the transaction becomes complicated? A lower upfront fee may be appropriate for some sellers. For others, full-service representation may provide more value. There's no one-size-fits-all answer. What I Would Look At If I Were Selling a Home If I were interviewing agents to sell my own home, I wouldn't make commission the first question. I'd want to know: 1. How would you price my house? 2. What is your marketing plan? 3. How will you get buyers' attention? 4. How well do you know my neighborhood? 5. How do you handle negotiations? 6. What happens when something goes wrong? 7. How will you communicate with me? 8. What exactly is included in your compensation? 9. Are there additional fees? 10. What do you believe you can do for me that another agent can't? Then I'd look at the compensation. That's because I want to know what I'm getting before deciding what I'm willing to pay. Real Estate Commission Negotiation in Myrtle Beach The Myrtle Beach real estate market has its own set of considerations. The Grand Strand isn't one single market. There are major differences between: Myrtle Beach North Myrtle Beach Carolina Forest Conway Surfside Beach Murrells Inlet Socastee Market Common Grande Dunes Barefoot Resort Golf communities Intracoastal Waterway communities Oceanfront and second-home properties The type of property you're selling can also affect the marketing strategy. Selling a primary residence in Carolina Forest isn't the same as selling an oceanfront condo. Selling a luxury home isn't the same as selling an entry-level property. That's why I believe compensation should always be considered alongside the specific strategy and service you're receiving. The Real Question Isn't “Can I Get a Lower Commission?” Yes, you can ask. But I'd encourage you to take the conversation one step further. Instead of asking only: “Can you lower your commission?” Ask: “What value am I getting for your fee?” That's a much better conversation. Because ultimately, your goal isn't to hire the cheapest real estate agent. Your goal is to make the best financial decision possible. For a seller, that means looking at the entire transaction: Sale price + negotiation + marketing + terms + service + expenses = your overall result. And for a buyer: Representation + negotiation + guidance + market knowledge + transaction management = the value of your agent. My Perspective as a Myrtle Beach Real Estate Agent I've been in the real estate business for more than 10 years, and one thing I've learned is that every client and every transaction is different. I don't expect someone to hire me simply because I'm an agent. I expect them to ask questions. I want clients to understand what they're paying for, what services I provide, how I approach the market, and what I believe I can do for them. And if someone wants to discuss compensation, I'm happy to have that conversation. I think that's how it should work. At the same time, I don't believe the lowest commission automatically equals the best deal. If I'm selling your home, my goal isn't just to get it listed. It's to help you develop the right strategy, attract qualified buyers, negotiate effectively, navigate the transaction, and ultimately get you to the closing table with the best overall outcome I can reasonably help you achieve. Frequently Asked Questions About Real Estate Commission Negotiation Can you negotiate real estate commission? Yes. Real estate compensation is negotiable, and the specific terms should be discussed and documented in the applicable representation agreement. What is a reasonable real estate commission? There isn't one universally required commission rate. Compensation varies based on the agent, services, transaction, property, and agreement between the parties. Can I negotiate my Realtor's commission? You can ask whether the agent is willing to negotiate their compensation. If changes are agreed upon, make sure you understand what services are included and get the terms in writing. Should I choose a real estate agent based on commission? I wouldn't recommend choosing an agent based solely on commission. Consider experience, local knowledge, marketing, communication, negotiation skills, service, and overall value. Can buyer-agent compensation be negotiated? Yes. Buyer-agent compensation is addressed through the buyer representation agreement and can be negotiated. Buyers should understand exactly what they may be responsible for before entering into an agreement. Can a seller negotiate what they pay toward buyer-agent compensation? The seller and buyer can negotiate transaction terms, including whether the seller is willing to contribute toward the buyer's agent compensation, where permitted and agreed upon. What should I ask before agreeing to a real estate commission? Ask what services are included, how the property will be marketed, whether there are additional fees, how negotiations are handled, and whether anything changes if the compensation is adjusted. The Bottom Line: Can You Negotiate Real Estate Commission Rates? Yes, you can negotiate real estate commission rates and agent compensation. But don't stop at the percentage. Ask what you're actually receiving for the fee. Compare agents based on: Experience Local market knowledge Marketing Communication Negotiation Service Transaction management Problem solving Overall value A lower commission may save you money. But the right agent may also help you make more money, avoid costly mistakes, negotiate better terms, and navigate problems that could otherwise cost you significantly more. The goal shouldn't be to pay the lowest possible fee. The goal should be to get the best overall value for the money you're paying. If you're thinking about selling a home in Myrtle Beach, Carolina Forest, North Myrtle Beach, Conway, Surfside Beach, Murrells Inlet, or anywhere along the Grand Strand , I'd be happy to sit down with you, explain how I approach the sale, and answer your questions about compensation and services. You don't have to make a decision simply because we talk. You should have enough information to decide whether I'm the right agent for you.
What does a real estate agent actually do? Learn the responsibilities of a buyer's or listing agent and how a Myrtle Beach REALTOR® helps from start to closing.
