It’s easy to fall in love with a 100-year-old house—I certainly did. Their charm and character can be refreshing amid newer planned subdivisions where all the homes look the same. However, 100-year-old houses also come with specific pros and cons that buyers should know upfront.
Whether you’re buying or selling a home or both, we always recommend working with a top-rated, low-commission real estate agent from Clever Real Estate. A good agent will be absolutely invaluable in helping you navigate buying a 100-year-old house that you’ll love.
Why I bought a 100-year-old house
In 2014, after renting in Mobile, Alabama, for a year, we were drawn to a historic neighborhood near downtown. The home we purchased was built in 1911 and full of personality: hardwood floors, high ceilings, spacious rooms, tall windows, and gorgeous crown molding.
Fortunately, previous owners had updated the kitchen with new appliances, and electrical outlets were up to code. But upkeep was tricky. For instance, our French windows were made of 10 individual panes of glass with wood trim. Replacing a broken pane or rotten wood was a specialized (read: expensive) job.
Five years later, we put about $8,000 into shoring up the balcony and replacing custom woodwork around the roof as we prepared to sell. But while our new construction home is easier to maintain, I miss those unique details that make an old house so special.
So, should you buy a 100-year-old house? Let’s explore the pros, cons, and everything else you need to know before you commit.
Pros and cons of buying a 100-year-old house
There are ups and downs for every home, but buying a 100-year-old house comes with its own special charms and challenges. Here’s what you can expect from 100-year-old houses.
Pros of buying a 100-year-old house
- Prime location: Older homes are often built downtown or near community centers, where you can easily walk to local shops and restaurants.
- Lower cost: Your money tends to go farther in a 100-year-old home, especially those that need updating.
- Diverse neighbors: You’ll likely find an eclectic mix of neighbors in an established neighborhood, from retirees to young couples.
- Investment opportunity: The demand for vintage homes is high, but the supply is low. Updating the house can increase its future value.
- High-quality craftsmanship: Older homes were built with solid brick, heavy wood, and other materials that have become too expensive for modern builders to use.
- Lower property taxes: A historic home often has a lower assessed value than new homes of the same size, which means lower property taxes.
- More square footage: Property wasn’t quite as limited 100 years ago, so older homes are typically larger with bigger yards.
Cons of buying a 100-year-old house
- Outdated systems: The plumbing, heating, and electrical systems may still need to be updated, which will be a big added expense.
- Outdated appliances: You may need to factor in the cost of replacing the oven, dishwasher, or air conditioner — especially if you’re flipping the house.
- Limited storage: People owned fewer things a century ago, so don’t expect the walk-in closets and hidden storage spaces you see in modern homes.
- Tree roots: Those old trees may look stately, but their roots could damage your pipes and foundation.
- Possible structural issues: Stuck doors and windows, cracks in the foundation, and rotting wooden beams will all be expensive to repair or replace.
- Challenging renovations: Toxic materials like lead paint and asbestos were common 100 years ago, and you may need experts to remove the remnants.
- Pricier homeowners insurance: An older home is considered risky, so you could pay nearly $850 more annually to insure it.[1]
Checklist: 7 things to look for in 100-year-old houses
As baby boomers downsize, millions of homes could enter the housing market over the next decade. About 59% of older adults are concerned about their homes' maintenance and upkeep costs as they age, which could put many 100-year-old houses up for sale.
Before you jump at these opportunities, here are seven factors to consider.
1. Hazardous materials
Are 100-year-old houses safe? It depends on whether the previous owner has made any updates. Toxic materials like lead paint and asbestos were common a century ago. If you don’t want to fix this yourself, look for a home that has already had this work done.
Be sure to get the home inspected — preferably by someone with expertise in old homes. A typical home inspection takes 2-3 hours but may be more involved with an older house. Expect to pay around $300 for a home inspection, although the home’s age could increase the price. Testing for lead isn’t typically included with a standard home inspection, but you can pay extra to add it. It’s well worth it in an old house.
2. Electrical issues
The electrical outlets in a 100-year-old house may be ungrounded, which poses a serious fire risk. Ungrounded outlets only have two prong holes, while modern, safer outlets have three. Most of today’s electronic equipment, like TVs and computer chargers, perform best with grounded outlets, so you might be missing out on important safety features if you don’t upgrade your electrical system.
If you need to rewire your entire house, be prepared to pay $6,000 or more, depending on how large the home is.[2] It’s a hefty expense, but this isn’t an area to shortcut.
3. Heating and cooling
Some older homes may have limited — or nonexistent — ductwork, making heating and cooling the home challenging. Installing or replacing an aging HVAC system is one of the best improvements you can make to boost the home’s resale value. Upgrading your insulation is another smart move.
You’ll also want to check the doors and windows to ensure they close properly. Replacing the original windows with energy-efficient ones can help decrease heating and cooling costs. The heat gained and lost through inefficient windows accounts for 25–30% of your home’s energy use.[3]
These can be expensive renovations, but they’re worth it. Numerous studies have found that buyers are willing to pay more for a home with energy-efficient upgrades.[4]
4. Structural concerns
Some structural issues may be obvious: a leaning porch or balcony, cracked walls, or jammed doors. But others, like foundation issues or water damage, could be uncovered during the home inspection. A foundation repair typically costs between $2,000 and $7,500, although severe problems may cost upwards of $25,000.[5]
Keep in mind that some 100-year-old houses are subject to historic preservation rules.[6] This dictates the materials you must use in repairs.
Reddit user b_lurky owned a home built in the early 1800s.[7] Of the house’s 20 porch columns, 18 were soft in the middle. While each column could have been replaced for about $250 each, historic preservation rules required a milled period replacement — around $1,000 for each column before labor and installation. So instead of replacing them, they just did what they could to patch and repair soft spots.
5. Plumbing issues
It’s essential to know where the home’s water comes from. Shallow, hand-dug wells were once the norm, but these can bring bacteria and other contaminants into your home. Low water pressure or a tint in the water’s color could also indicate plumbing problems.
Check the supply and drain pipes as well. Hazardous chemicals from lead pipes could leach into your water supply. Old pipes can cause flooding, which could lead to mold infestations. Steel pipes will need to be replaced after two decades or so, but copper, brass, or PEX pipes will last about 50 years.
Numerous factors are at play, but updating or replacing the plumbing in 100-year-old houses could range from $4,000 to $20,000.[8]
6. Roof
The roof of a 100-year-old house has likely seen some wear and tear. That moss you find so charming? It could be a sign of water damage.
Getting the roof inspected is critical — especially if you’re considering a tall, two-story home. The cost will depend on the roof’s size and accessibility but could be as much as $900.[9]
This is a significant factor to weigh, especially if you plan to flip the house. Repair costs could range from $6,700 to $80,000. If this exceeds your potential return on investment, you might want to plan to sell the house as is, which could limit your buyer pool. Otherwise, you may want to look for an old home with a newer roof.
7. Pests
Buying a 100-year-old house that has sat unoccupied for a while might come with some uninvited guests. The presence of mice or cockroaches may be obvious, but you could also have critters hidden in the walls or attic.
Again, a thorough home inspection is crucial. If you see signs of pests, have a pest control company check for termites and remove other pesky rodents. A one-time treatment can range from $300 to $500, but you may pay more if the infestation is severe.[10]
Should I buy a 100-year-old house?
You should buy a 100-year-old house if you know exactly what you’re getting into and you’re ready to take on unconventional repairs and maintenance. Whether you plan to live in the home or flip it, buying a 100-year-old house can be a sound investment—and give you a home that’s full of character and charm. But you have to do your homework. Consider the home’s actual condition — and cost — before jumping in.
Research the property’s history to catch potential red flags like recent damage or environmental hazards. Also, we can’t recommend a comprehensive home inspection enough. This will uncover any issues that could turn your investment into a money pit. Make sure you get an inspector who’s licensed and comes with good reviews.
Buying any home can be overwhelming, so working with a real estate professional is essential. When you find your agent through Clever Real Estate, you can sell for just 1.5% and get cash back when you buy if you live in an area that qualifies. Clever Real Estate can match you with a top, vetted agent in your area to guide you through the unique considerations that come with 100-year-old houses.