The Importance of Curb Appeal for Attracting Tenants: A Landlord's Complete Guide

By PropsManager Team · Maintenance & Repairs · Nov 30, 2024

Here's something most landlords learn the hard way: your rental property has about seven seconds to make a first impression. Seven seconds. That's how long it takes a prospective tenant to form an opinion as they pull up to the curb, and once that opinion forms, it's nearly impossible to undo.

I watched a perfectly renovated three-bedroom sit vacant for six weeks because the exterior looked like nobody cared. New countertops, fresh paint inside, updated bathrooms — none of it mattered. The overgrown hedges, peeling trim, and cracked walkway told prospective tenants everything they needed to know (or thought they knew) before they ever opened the front door.

Meanwhile, a landlord down the street spent $800 on landscaping and a new mailbox, and her comparable unit rented in nine days at $75 more per month. That's the power of curb appeal, and ignoring it is one of the most expensive mistakes you can make.

Why Curb Appeal Directly Impacts Your Bottom Line

This isn't about vanity. Curb appeal has a measurable financial impact on your rental business.

The National Association of Realtors reports that landscaping alone can increase perceived property value by 5.5% to 12.7%. For a $250,000 rental, that's $13,750 to $31,750 in perceived value — from plants and mulch.

But the real numbers that matter to landlords are these:

• Vacancy reduction: Properties with strong curb appeal rent 30-50% faster according to multiple property management surveys
• Rent premium: Well-maintained exteriors justify $50-$150 more per month in rent versus comparable neglected properties
• Tenant quality: Higher-quality tenants who maintain their own living spaces are drawn to properties that signal care
• Turnover costs: Good tenants stay longer when they're proud of where they live, saving you $2,500-$4,000 per turnover

Think about it from the tenant's perspective. They're scrolling through dozens of listings. Your photos show up. If the exterior looks rough, they skip to the next one. They never see your granite countertops or your brand-new appliances.

The Drive-By Factor: Why Most Tenants Decide Before They Walk In

Here's what actually happens during a showing. Before the prospective tenant even calls to schedule, about 72% of them drive by the property first. They want to see the neighborhood, check out parking, and get a feel for the place.

If they pull up and see:

• Overgrown grass touching the windows
• A pile of leaves from three seasons ago
• Paint peeling off the trim
• A bent gutter hanging at an angle
• Trash or old furniture near the curb

They keep driving. Listing deleted. You never even know they existed.

What They're Actually Evaluating

Tenants aren't just looking at whether the lawn is mowed. They're reading signals:

A landlord in Charlotte told me she started power-washing her rental's driveway and sidewalk before every showing. Her average vacancy dropped from 28 days to 11 days. The power washer rental cost $75.

Landscaping: The Highest-ROI Curb Appeal Investment

You don't need a landscape architect. You need a Saturday morning, a trip to the garden center, and about $200-$500 depending on property size.

The Foundation Planting Strategy

The area directly around your building's foundation is the most visible landscaping zone. Here's what works for rentals:

• Low-maintenance shrubs: Boxwood, holly, or dwarf varieties that don't need constant trimming. Plant them 3 feet from the foundation. Cost: $15-$30 each.
• Mulch: Fresh mulch instantly makes any bed look maintained. Use brown or black hardwood mulch, 2-3 inches deep. A typical rental needs 3-5 cubic yards at $30-$40 per yard.
• Perennials over annuals: Annuals look amazing but die every year. Perennials come back. Hostas, daylilies, and black-eyed Susans are practically indestructible.
• Edge your beds: A clean edge between lawn and bed makes a $200 landscaping job look like a $2,000 one.

Lawn Care Basics

If you're between tenants, mow weekly. If the tenant handles lawn care, include it in the lease and check on it. A neglected lawn during a vacancy screams "abandoned property" to potential applicants and code enforcement alike.

For multi-family properties where you handle landscaping, budget $100-$200 per month for a lawn service. It's cheaper than a single week of vacancy.

The Front Door: Your Property's Handshake

The front door is the focal point of your entire exterior. It's where every prospective tenant stands while fumbling with the lockbox. They stare at that door for two full minutes waiting for it to open.

Quick Wins for Front Doors

• Paint it: A freshly painted door in a contrasting color (navy blue, hunter green, or classic red against neutral siding) costs $40 in supplies and takes two hours
• Replace the hardware: A new handleset runs $50-$120 and makes the entrance look completely refreshed
• Add a kick plate: Brass or brushed nickel kick plates protect the bottom of the door and add a polished look for $20-$30
• Install a smart lock: Keypad or smart locks signal a modern, tech-forward property. They also eliminate lockout calls. PropsManager integrates with smart lock access logs to track entry.

The Welcome Mat Test

Put a new doormat down. Not a generic rubber one — a clean, simple coir mat. It costs $15 and subconsciously tells the visitor "someone cares about this entrance."

Exterior Lighting: Safety Meets Aesthetics

Bad exterior lighting is a deal-breaker for a lot of tenants, especially women renting alone and families with kids. If your property looks sketchy at night, you're losing applicants.

Lighting Upgrades That Pay Off

• Porch lights: Replace any builder-grade brass fixtures from 1997. Modern fixtures cost $30-$80 each. Go with LED-compatible options.
• Pathway lights: Solar-powered path lights cost $3-$5 each and require zero wiring. Line the walkway with 6-8 of them.
• Motion sensors: A motion-activated flood light at the back door costs $25-$40 and makes tenants feel safer. It also deters break-ins.
• Dusk-to-dawn bulbs: LED bulbs that automatically turn on at sunset run $8-$12 each and eliminate the "dark porch" problem entirely.

A property manager in Denver told me he added $4 solar path lights and a $35 porch fixture to a duplex. He received three applications within the first weekend — the most he'd ever gotten. Total investment: $67.

The Walkway and Driveway

Cracked concrete and crumbling steps communicate neglect louder than anything else. You don't have to repour everything, but you need to address the obvious problems.

Budget-Friendly Fixes

• Concrete crack filler: $8 a tube. Fill every visible crack in the walkway and driveway
• Power washing: Rent a pressure washer for $75/day or hire someone for $100-$200. Hit the driveway, walkway, steps, and siding
• Handrails: If steps don't have a handrail, add one. It's often required by code anyway, and it signals safety-consciousness. $50-$150 installed
• Step paint: Non-slip concrete paint for porch steps costs $30 and takes an hour

Mailbox, House Numbers, and Small Details

These tiny items have an outsized impact. They're the finishing touches that separate a "meh" property from one that feels cared for.

The $100 Detail Package

Here's a landlord trick that costs almost nothing but dramatically improves first impressions:

1. New house numbers: Brushed nickel or matte black, modern font. $15-$25 from any hardware store.
2. New mailbox: If the current one is dented, rusted, or the flag is broken, replace it. $20-$40 for a standard post-mount.
3. Hose bib cover: Hide exposed hose bibs and exterior pipes with covers. $3 each.
4. Gutter cleaning: Overflowing gutters with plant growth sticking out are visible from the street. Clean them seasonally or pay $75-$150 for a service.
5. Window screens: Replace any torn or missing screens. They're visible from outside and cost $8-$15 each.

Total cost: roughly $75-$125. Total impact: massive.

Seasonal Curb Appeal Maintenance

Curb appeal isn't a one-time project. It shifts with the seasons, and if you're not adjusting, your property starts looking neglected by month three.

Spring (March-May)

• Clean up winter debris and dead plants
• Apply fresh mulch to all beds
• Overseed bare spots in the lawn
• Power wash hardscape surfaces
• Check and repair any winter damage to siding or trim

Summer (June-August)

• Mow weekly (or verify tenant compliance)
• Water foundation plantings during droughts
• Trim hedges and remove dead branches
• Keep up with seasonal maintenance tasks proactively

Fall (September-November)

• Leaf removal — don't let them pile up
• Plant fall mums or ornamental kale for a pop of color ($5-$8 per pot)
• Clean gutters before winter
• Apply fall fertilizer to the lawn

Winter (December-February)

• Keep walkways clear of ice and snow (liability issue)
• Add reflective driveway markers if in snow country
• Ensure exterior lights are all functioning
• Check for ice dams and prepare for winter properly

Curb Appeal for Multi-Family Properties

Multi-family curb appeal is trickier because you're managing shared spaces and multiple entry points. But it matters even more — tenants in multi-family units are often more transient, so first impressions carry extra weight during frequent showings.

Focus Areas for Multi-Family

• Common entryways: Keep shared hallways, lobbies, and stairwells clean and well-lit
• Parking areas: Restripe the lot when lines fade. Sweep regularly. Replace any burned-out parking lot lights immediately
• Dumpster enclosures: If your dumpster is visible from the street or parking area, build a simple fence enclosure. $300-$600 for materials
• Signage: A clean, professional property sign with your contact number beats a handwritten "For Rent" sign every time

Use PropsManager's maintenance scheduling to set recurring curb appeal tasks so shared spaces never fall behind.

Photography: Capturing Your Curb Appeal Investment

You can spend $500 on curb appeal and lose all the benefit with bad listing photos. The exterior photo is typically the first image in your listing — it's your digital curb appeal.

Photo Tips That Work

• Shoot in the morning light (before 10 AM) with the sun behind you
• Mow the lawn the day before the photo shoot
• Move cars out of the driveway
• Turn on all exterior lights, even during daytime — they create a warm glow
• Shoot from across the street, slightly angled, to show depth
• Include the sky — overcast days make properties look dull

A great exterior photo on Zillow or Craigslist can double your inquiry rate. For more on creating compelling listings, check out our guide on creating a standout rental listing.

The ROI of Curb Appeal: Running the Numbers

Let's do the math on a real scenario. Say you own a single-family rental valued at $225,000 that rents for $1,600/month.

Without curb appeal investment:

• Average vacancy: 35 days between tenants
• Lost rent during vacancy: $1,867
• Average showing-to-application ratio: 8:1
• Rent at market rate: $1,600/month

With $500 curb appeal investment:

• Average vacancy: 14 days between tenants
• Lost rent during vacancy: $747
• Average showing-to-application ratio: 3:1
• Rent at slight premium: $1,650/month

Annual savings/gains:

• Reduced vacancy: $1,120 saved
• Rent premium: $600/year extra
• Total first-year ROI on $500 investment: $1,220 (244% return)

That's before accounting for better tenant quality, fewer maintenance calls from pride-of-ownership tenants, and longer average tenancy.

Track these improvements with PropsManager's financial reporting tools to see real data on how your curb appeal investments affect your vacancy rates and rent prices.

Common Curb Appeal Mistakes Landlords Make

Even well-intentioned landlords sometimes miss the mark:

1. Over-personalizing: Quirky garden gnomes, team flags, and wind chimes appeal to you — not necessarily to a broad tenant pool. Keep it neutral.
2. Ignoring the back and sides: Tenants walk the entire perimeter during showings. The backyard matters almost as much as the front.
3. Planting high-maintenance landscaping: That rose garden looks gorgeous for three weeks, then becomes a thorny mess. Stick with low-maintenance plants for rentals.
4. Skipping the roof: A roof with missing shingles or visible moss is immediately noticed. Address it even if it's "just cosmetic."
5. Forgetting about the neighbor effect: If the neighboring property looks terrible, there's not much you can do — but you can compensate by making your property look even sharper by comparison.

Explore More PropsManager Resources

Looking for the right property management software? Check out our in-depth guides:

• Compare Property Management Software — See how PropsManager stacks up against Buildium, AppFolio, Rent Manager, and Propertyware.
• Software for Small Landlords — Built for landlords managing 1–50 units without the enterprise price tag.
• AI-Powered Property Management — Discover how automation can save you 5–10 hours per week.
• Solutions for Property Managers — Scale from 50 to 500+ units without scaling your costs.

Frequently Asked Questions

How much should I spend on curb appeal for a rental property?

Budget 1-2% of the property's annual rent for curb appeal maintenance. For a property renting at $1,500/month ($18,000/year), that's $180-$360 annually. Major one-time projects like repainting trim or replacing landscaping might run $500-$1,500 but typically only need doing every 3-5 years.

Does curb appeal matter for properties in high-demand markets?

Absolutely. Even in tight rental markets where units move quickly, curb appeal determines the quality of your applicant pool. A neglected exterior attracts price-sensitive tenants who may be less reliable. A well-maintained exterior attracts tenants who value their living environment and tend to stay longer.

What's the single most impactful curb appeal improvement?

Fresh mulch and a clean lawn. It sounds too simple, but these two items account for about 60% of a property's exterior impression. If you can only do one thing before a showing, mow the lawn, edge the beds, and spread fresh mulch. Total time: 2-3 hours. Total cost: $50-$100.

Should I hire a professional landscaper or DIY?

For basic maintenance (mowing, mulching, trimming), DIY saves money if you have the time and live near the property. For design work or major overhauls, a one-time consultation with a landscaper ($150-$300) can give you a low-maintenance plan that looks professional. If you manage properties remotely, hiring a service is essential.

How do I handle curb appeal during a vacancy in winter?

Keep walkways clear of ice and snow, ensure all exterior lights work, and add seasonal touches like a simple evergreen wreath on the front door. Remove any dead summer plants from beds. A vacant property in winter can look particularly bleak, so these small touches matter even more.

Stop Losing Tenants Before They Walk Through the Door

Curb appeal isn't just about making things look pretty. It's a vacancy reduction strategy, a rent optimization tool, and a tenant quality filter all rolled into one. Every dollar you spend on the exterior of your property works harder than almost any interior upgrade because it determines whether prospective tenants even bother to schedule a showing.

PropsManager helps you stay on top of curb appeal with recurring maintenance tasks, seasonal checklists, and vendor coordination — all from one dashboard. Track which improvements lead to faster leasing and higher rents with built-in financial analytics.

Ready to take your property management to the next level? Request a free demo and see how PropsManager keeps your properties looking sharp and your vacancies short.