'Green' improvements can add to a home's appeal

As it turns out, the answer is: plenty. It's just a matter of how much money you want to spend. You can turn your place into at least a pale shade of green for, say, no more than $500. Or you can go all-out by spending thousands.

Obviously, you won't be able to go whole hog. You can't do anything about the house's orientation to the sun, for example, and you can't extend the roof's overhangs.

But it doesn't cost all that much to switch out the lightbulbs or install water-saving devices. And although it is far more expensive to replace outdated appliances or leaky windows, it may prove more costly in today's market not to make those kinds of improvements.

Green is "an additional power play," says Michael Kiefer of Green DC Realty in Washington, one of a growing cadre of environmentally conscious realty professionals. "In a market where not everything sells, you need to differentiate. If you can stand out there alone, you really need to do that."

No, you might not recoup your cost, dollar for dollar. But depending on how effectively you market the place, you should be able to sell at closer to your asking price.

You also could end up selling faster. At a time when many houses are sitting unsold, the importance of speed can't be overstated.

"Faster is money, too," says Kiefer, a certified eco-broker, which is a relatively new professional designation awarded by the National Assn. of Realtors to members who complete an advanced curriculum and demonstrate a proficiency in sustainability.

Why list with an agent who is going to advise you to do something that's essentially common knowledge? After all, doesn't everyone know that it's a good idea to wrap water heaters with insulation or install ceiling fans?

"We go into dozens of houses every week. We see what sells and doesn't sell, and we can provide an objective view," Kiefer says. "If I can sell your house in one month or in six months, I get paid either way. But I'd rather see you sell sooner and without three or four price drops."