That means cooking areas, such as a barbecue fire pit or even professional-grade kitchen setups; elongated patios and decks; or high-end gazebos. Just talk to Robin Whitesides. In the top-of-the-line backyard that attracted her to the property, she has a curved bar with seating for six, a cooking area with a built-in barbecue and a refrigerator, and a hot tub. "People are spending more these days on their outdoor cooking rooms than their indoor kitchens,' marvels Linda Engstrom. "Elaborate stone fireplaces, full kitchens right on the patio. It's amazing."

Deck and patio additions are the natural way to extend one's living space outside, and decks bring one of the highest cost recoupings of any home project (76%), according to Remodeling Magazine's "2001 Cost vs. Value Report." (An indoor sunroom, by contrast, gets you only 60% of your dollars back.) Redwood or cedar is still a high-end choice, although more recycled plastics that look like wood are being used for long life, according to Kling's Kevin Selger. Redwood is a popular option for gazebos, too, and you can even buy premanufactured versions that are dropped on-site. A 10-foot-wide model might cost between $4,000 and $5,000, says Selger.

If you're putting in significant hardscapes, make sure of a few things. Don't damage the root systems of major trees in your yard, which could potentially cost you thousands of dollars. The Care of Trees' Jamieson even recommends roping off areas around trees to the furthest reach of their branches, at the very least. Also, find out whether you might be about to dig into any utilities. Hit a gas line or TV cables and you could be liable for repair costs — if you don't check with the local public service commission. Once your property is marked by the proper local authorities, "if you do hit, you've covered yourself," says Bob Novelli.

Huge hardscapes are often the most expensive projects you can undertake, so if you want to know up front what kind of return your landscaping investment might get, "it wouldn't hurt to talk to an appraiser," suggests Jim Park, director of research for the Appraisal Foundation in Washington, D.C. "They'll tell you whether what you're about to do is too much — or too little." Check with the Appraisal Institute or the National Association of Independent Fee Appraisers for member listings.

Some folks, however, just follow their gut. Michael Wessels of Salisbury, Md., recently went to town on his waterfront backyard, so he could maximize the use of an area that had been underutilized for years. Using Novelli's firm, Hardscapes, he installed a patio of brick pavers, brick retaining walls to shore up areas that sloped down to the river and the piece de resistance: a hot tub recessed into the patio. Wessels splashed $55,000 into the project on a $450,000 home — more than many would spend, especially if you're looking to flip. But he's planning to stay and enjoy the work, and along the way he "without a doubt increased the value of the house," says Wessels. "We live on the Eastern Shore of Maryland, with blue herons, bald eagles and ospreys all around, and this whole project helped to open up more of the outdoors to our home. I can't say enough about it."

Next: Growth Industry

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