Q & A with Barbara Corcoran

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Q1 - I purchased a two-bedroom apartment in Harlem two years ago.  I plan to stay at least another 10 years.  I'd like to replace the cheap countertops, but can't decide between granite and Silestone.  Will it make a big difference in resale value?

A - As far as your return on your investment, you can get two bucks out for every dollar you spend on your kitchen -- but spend your money wisely.  Granite countertops are already out, and those new granite composite counters, like Silestone or CaesarStone, are more popular for a few reasons.  Composite granite is a mixture of real granite and synthetic resins that hold the stone chips together.  Composite stone offers the look and feel of real granite but is both stain- and scratch-resistant and, unlike granite, doesn't need to be resealed every few years; that makes it almost maintenance-free.  Silestone also comes in a wide range of colors, but pick a neutral shade so your kitchen will still look fresh 10 years out.

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Q2 - My studio apartment has a small kitchen, which is in desperate need of help.  What can I do to freshen it up without over-improving it?  I live in the East Village, and most of the apartments on my block are small walkups.

A - For just $200, you can replace your backsplash with ceramic tiles.  You'll get a lot of bang for your buck, because the backsplash is the smallest surface of the kitchen to cover and, with the right color, you can draw the eye away from your old cabinets and floors.  Think about using glass tile, because it reflects light and looks hip.  Glass tile is expensive, but the backsplash is a small area that happens to be close to eye level.  You can replace the door and drawer pulls for about $50 or less.  For another $25, you can buy a new light fixture.  All of those little improvements will add up to a nice, big makeover for your kitchen.

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Q3 - We've had the same kitchen since the 1950s.  My sister and I are thinking of replacing the cabinets, but we plan on staying here only five more years before we retire.  Do you think it's worth doing a kitchen renovation?

A - If you do a smart renovation, you and your sister should be able to get most of your money back when it comes time to sell.  Here's how to update your cabinets on the cheap but make them look more expensive -  Don't pull out your cabinet boxes.  Just resurface or replace the doors and leave the old boxes in place.  New doors can be bought for half the price of a full cabinet.  If your boxes aren't salvageable, you can buy midpriced cabinets at a big store like Ikea or Home Depot for about $250 each.  The prices there are the lowest, and they carry the best styles.  If you kitchen is dark, pick white cabinets because they'll make it look brighter and bigger.

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Q4 - I'm looking in Hoboken to buy my first condo.  There is a duplex I'm interested in that's about 530 square feet but looks much bigger.  I know I will need to upgrade the kitchen.  I've watched the price drop from $369,000 to $329,000.  What would be a fair offer to make?

A - The first thing to do is check out other sales in the neighborhood, so you know what the property is  really worth.  Your best bet is to talk to a good real estate broker, but you can also get price information online at trulia.com and zillow.com, which features aerial pictures and interactive details.  But not all of the sale prices are to-the-penny accurate, so use them as a pricing gauge. Once you know what the condo is worth, put in an offer 10% or 15% below.  Don't forget to put it in writing, as offers over the phone are never taken as seriously.  Make your bid an oddball number like $327,500 or $321,000, instead of a nice, rounded $330,000, like everybody else does.  And when you put your oddball offer in writing, make sure you butter up the seller by telling him or her how much you love their home.

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Q5 - We have owned a condo for two years and are looking to upgrade in size fairly soon.  We don't want to put any money into improvements, but how can we make our place stand out when we decide to sell?

A - The first thing you should do is get rid of all your clutter.  Too much clutter makes every place look smaller, and buyers can't see past your stuff.  Clear all of the counters in the kitchen and leave one appliance, like a toaster or a coffee maker, out.  Now that all surfaces are free of clutter, start scrubbing.  A kitchen should look spotless -- don't forget the grout if you have tile, the stovetop, under the cabinets and the refrigerator.  New kithcen towels and a rug in front of the sink in a bright color will add to the clean look, and a big bowl of oranges or a bouquet of colorful flowers will add instant sunshine.

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