# Home Improvements That Actually Increase Property Value By Opendoor Editorial Team | 2025-12-01 The average homeowner spends more than $18,000 on renovations before listing their home, according to the [National Association of Realtors' 2024 Remodeling Impact Report](https://www.nar.realtor/research-and-statistics/research-reports/remodeling-impact). But here's the uncomfortable truth about home improvements ROI: most projects don't return what you put into them. Only a handful of home renovations that add value actually pay for themselves at resale. Some of the most popular upgrades — think luxury master suites or backyard swimming pools — can recover as little as 30 cents on the dollar. Meanwhile, a $4,500 garage door replacement might earn you back nearly twice what you spent. So which home improvements are worth it, and which ones should you skip? In this guide, we break down every major project by cost, resale value, and ROI percentage — all grounded in national cost-vs-value data. Whether you're [preparing your house for sale](https://www.opendoor.com/articles/how-to-prepare-your-house-for-sale) in the next few months or just want to invest wisely in your property, you'll know exactly where your renovation dollars will go the furthest. [Get your offer](#) ## Home Improvement ROI at a Glance: Comparison Table Before diving into individual projects, here's a big-picture look at how the most common home improvements stack up. The data below draws from the [2024 Remodeling Cost vs. Value Report](https://www.remodeling.hw.net/cost-vs-value), the industry's most widely cited benchmark for renovation ROI. | **Project** | **Avg. Cost** | **Avg. Value Added** | **ROI (%)** | **Worth It?** | | Garage Door Replacement | $4,513 | $8,751 | 194% | ✅ Yes | | Steel Entry Door Replacement | $2,355 | $4,430 | 188% | ✅ Yes | | Manufactured Stone Veneer | $11,287 | $17,291 | 153% | ✅ Yes | | HVAC Electrification / Conversion | $18,489 | $19,033 | 103% | ✅ Yes | | Minor Kitchen Remodel (Mid-Range) | $27,492 | $26,406 | 96% | ✅ Yes | | Wood Deck Addition | $17,615 | $14,622 | 83% | ✅ Conditional | | Siding Replacement (Vinyl) | $18,662 | $15,312 | 82% | ✅ Conditional | | Mid-Range Bathroom Remodel | $25,251 | $18,613 | 74% | ✅ Conditional | | Vinyl Window Replacement | $20,482 | $13,912 | 68% | ✅ Conditional | | Composite Deck Addition | $24,677 | $15,974 | 65% | ⚠️ Conditional | | Roofing Replacement (Asphalt) | $30,680 | $18,689 | 61% | ⚠️ Conditional | | Midrange Bathroom Addition | $56,422 | $30,110 | 53% | ⚠️ Conditional | | Major Kitchen Remodel (Mid-Range) | $79,032 | $39,490 | 50% | ⚠️ Conditional | | Major Kitchen Remodel (Upscale) | $158,015 | $57,412 | 36% | ❌ Rarely | | Master Suite Addition (Upscale) | $325,286 | $107,000 | 33% | ❌ Rarely | **Key takeaway:** The projects with the highest ROI tend to be the least expensive. Exterior improvements like garage doors, entry doors, and stone veneer dominate the top of the list, while large-scale interior remodels sit near the bottom. This pattern holds year after year. Keep this table in mind as you read the detailed breakdowns below. And if you're curious about your home's current baseline value before factoring in any upgrades, start with a [free home value estimate](https://www.opendoor.com/articles/whats-your-home-worth-take-these-steps-to-find-out). ## Exterior and Curb Appeal Improvements Curb appeal isn't just a real estate cliché — it's where the highest-ROI projects in the country are found. The logic is straightforward: a home's exterior is the first thing buyers see, and first impressions directly influence perceived value. According to the [NAR's 2024 Remodeling Impact Report](https://www.nar.realtor/research-and-statistics/research-reports/remodeling-impact), landscaping and exterior projects consistently rank among the top improvements that real estate agents recommend before listing. ### Garage Door Replacement If you're looking for the single home improvement with the best ROI, it's the garage door — and it's not even close. Replacing an outdated garage door with a modern, insulated four-section door costs an average of **$4,513** and adds roughly **$8,751** in resale value, translating to a **194% ROI** according to the [2024 Cost vs. Value Report](https://www.remodeling.hw.net/cost-vs-value). It's the only common renovation project that nearly doubles your investment at resale. Why does a garage door punch so far above its weight? For most homes, the garage door comprises up to 30% of the front-facing facade. A dented, faded, or outdated door drags the entire exterior down. A new one immediately modernizes the home's look and signals to buyers that the property has been well maintained — which matters during a [home appraisal](https://www.opendoor.com/articles/home-appraisal-tips-and-what-is-home-appraisal-based-on) too. ### Landscaping and Yard Improvements Professional landscaping typically delivers an ROI between **100% and 200%** for basic projects, according to research from the [National Association of Realtors](https://www.nar.realtor/research-and-statistics/research-reports/remodeling-impact). It's one of the few categories where even modest spending — a few hundred dollars — can make a measurable difference in how buyers perceive value. **High-impact, low-cost landscaping improvements include:** - **Fresh mulch and edging** — Costs $200–$500 and immediately sharpens garden beds - **Lawn care and reseeding** — A thick, green lawn is one of the strongest curb appeal signals buyers notice - **Tree and shrub trimming** — Opens sightlines, improves symmetry, and makes the home look larger - **Seasonal flower plantings** — Adds color for under $100 For larger investments, adding mature trees and professional landscape design can boost property value by **10%–12%**, according to a widely cited study by the [Arbor Day Foundation](https://www.arborday.org/trees/benefits.cfm). If you're looking for affordable home renovations that add value fast, landscaping should be your starting point. ### Exterior Paint and Siding A fresh coat of exterior paint is one of the most cost-effective improvements available, typically costing between **$3,000 and $6,000** for a standard single-family home while delivering an estimated ROI of **60%–70%**. But if your siding is damaged or severely outdated, manufactured stone veneer is the standout play. Adding stone veneer to the lower third of a home's street-facing facade costs approximately **$11,287** and returns about **$17,291** in resale value — a **153% ROI** per the [Cost vs. Value Report](https://www.remodeling.hw.net/cost-vs-value). It's one of the top three ROI projects in the country. Vinyl siding replacement comes in at a solid **82% ROI** and makes sense if your current siding is cracked, warped, or causing maintenance headaches. Buyers factor in future repair costs, so siding in visibly poor condition can directly hurt your sale price. If you're weighing what to fix before listing, our guide to [things to repair before selling a house](https://www.opendoor.com/articles/things-to-repair-before-selling-a-house) covers how to prioritize these decisions. ### Front Door and Entry Upgrades Replacing a worn front door with a steel entry door costs an average of just **$2,355** and recovers approximately **$4,430** at resale — an **188% ROI** according to the [2024 Cost vs. Value Report](https://www.remodeling.hw.net/cost-vs-value). Steel doors offer superior insulation, security, and a clean modern aesthetic. If a full replacement isn't in the budget, even repainting your existing front door in a bold, on-trend color (deep navy, black, and sage green are strong sellers) can noticeably lift curb appeal for under $100. ## Kitchen Remodel ROI The kitchen is the room most buyers evaluate first when touring a home, and kitchen updates consistently influence sale price. But the kitchen remodel ROI story is more nuanced than "renovate and profit." The scale of your remodel matters enormously. ### Minor (Mid-Range) Kitchen Remodel A minor mid-range kitchen remodel is the sweet spot for ROI — and it's the version most real estate agents recommend before listing. According to the [2024 Cost vs. Value Report](https://www.remodeling.hw.net/cost-vs-value), a minor kitchen remodel costs approximately **$27,492** and recovers about **$26,406** at resale, delivering a strong **96% ROI**. **What a minor kitchen remodel typically includes:** - Replacing cabinet fronts (refacing, not ripping out cabinetry) - New countertops (quartz or laminate that mimics stone) - Updated hardware and fixtures - New sink and faucet - Fresh paint - New energy-efficient appliances (mid-range, not commercial grade) The key insight is that a minor remodel refreshes the kitchen's look without gutting its layout. Buyers want a kitchen that feels modern and clean. They rarely care whether it's brand new — they care whether it looks dated. If you're exploring [how to finance home renovations](https://www.opendoor.com/articles/eight-ways-to-finance-your-home-renovation-project), a minor kitchen remodel is one of the most efficient places to deploy those funds. ### Major Kitchen Remodel — Is It Worth It? A major mid-range kitchen remodel (new cabinets, new layout, premium countertops, high-end appliances, custom lighting) costs roughly **$79,032** and returns approximately **$39,490** — a **50% ROI**. The upscale version fares even worse, with an average ROI of just **36%**. **The diminishing returns are clear:** spending three times as much on a kitchen doesn't come close to tripling the value you get back. When does a major kitchen remodel make sense? - **You plan to stay in the home for 5+ years** and will enjoy the upgrade daily - **The current kitchen is functionally broken** — outdated electrical, poor layout that buyers universally dislike, or failing infrastructure - **Your home is significantly undervalued relative to neighborhood comps** and needs a major lift to compete If you're selling within the next year, a minor remodel almost always beats a major one. Spend on cosmetics and functionality, not on custom cabinetry that reflects personal taste. Consider checking how your home stacks up by learning [how to determine your home's value](https://www.opendoor.com/articles/how-to-determine-home-value) before committing to a large kitchen budget. ## Bathroom Remodel ROI Bathrooms are the second-most scrutinized rooms during a home tour, and updates here reliably influence buyer offers. Like kitchens, the bathroom remodel ROI depends heavily on scope. ### Mid-Range Bathroom Remodel A mid-range bathroom remodel costs an average of **$25,251** and recoups approximately **$18,613** — a **74% ROI** according to the [2024 Cost vs. Value Report](https://www.remodeling.hw.net/cost-vs-value). **A mid-range bathroom remodel typically includes:** - Updated tile (floors and tub surround) - New vanity with solid-surface countertop - New toilet - Updated lighting and fixtures - New faucet and showerhead - Fresh paint and improved ventilation The highest-impact changes in a bathroom are often cosmetic: replacing brass fixtures with brushed nickel or matte black, swapping dated tile, and installing a frameless glass shower door. These changes modernize the space without the cost of relocating plumbing. **Pro tip:** If you can only update one bathroom, prioritize the one buyers will see first — typically the primary bathroom or the main-floor guest bath. ### Bathroom Addition Adding a bathroom where one didn't exist before — particularly a half-bath on the main floor — delivers a **53% ROI** at a cost of roughly **$56,422** for a midrange addition, according to the [Cost vs. Value Report](https://www.remodeling.hw.net/cost-vs-value). While the percentage isn't as high as a remodel, the context matters. **A bathroom addition is most valuable when:** - Your home has only one bathroom (moving from one to two can significantly improve marketability) - You have a three-bedroom home with a single bath — a common deal-breaker for families - Comparable homes in your area already have two or more bathrooms The decision to add versus remodel should be based on how your home compares to local comps. Understanding [the factors that influence your home's value](https://www.opendoor.com/articles/factors-that-influence-home-value) can help you gauge whether a bathroom addition fills a meaningful gap. ## Deck and Outdoor Living Outdoor living space has surged in buyer demand since 2020, and decks remain one of the strongest ROI projects in the home improvement category. If you're weighing which home improvements are worth it for outdoor spaces, decks outperform patios, pergolas, and outdoor kitchens. ### Wood Deck Addition A new wood deck costs an average of **$17,615** and returns approximately **$14,622** at resale — an **83% ROI** per the [2024 Cost vs. Value Report](https://www.remodeling.hw.net/cost-vs-value). Pressure-treated pine is the most common and cost-effective material. Wood decks appeal to buyers because they extend livable square footage, create an entertainment-ready space, and photograph well in listing images — all of which contribute to faster sales. If your goal is to [sell your house fast](https://www.opendoor.com/articles/how-to-sell-your-house-fast-complete-guide), a deck addition can be a meaningful differentiator in your listing photos. ### Composite Deck Addition Composite decking (brands like Trex and TimberTech) costs more upfront — approximately **$24,677** — and recovers about **$15,974**, for a **65% ROI**. The lower ROI compared to wood reflects the higher material cost, not lower buyer appeal. Composite decks require virtually no maintenance, don't splinter, and resist rot. Buyers appreciate the longevity, but they're generally not willing to pay a premium that fully offsets the higher installation cost. **The bottom line on deck ROI:** A wood deck is the stronger financial play if you're selling soon. A composite deck makes more sense if you plan to enjoy it for years and want to avoid ongoing staining and sealing costs. ### Outdoor Kitchens and High-End Patios — A Word of Caution Full outdoor kitchens with built-in grills, refrigeration, and stone countertops can easily cost **$30,000–$60,000** and typically return only **30%–50%** at resale. They're appealing in warm-climate markets but considered over-improvements in most of the country. Unless you live in a market where outdoor kitchens are standard (parts of Florida, Texas, or Southern California), this is a lifestyle spend, not an investment. ## Energy-Efficient Upgrades Energy-efficient upgrades are one of the fastest-growing categories in home improvement, driven by rising utility costs, buyer preferences for green features, and generous federal incentives. This is a category where the value isn't just about resale ROI — it also includes ongoing cost savings and available tax credits. ### HVAC Conversion and Electrification Converting from a fossil-fuel-based HVAC system to a heat pump or electric system delivers one of the best returns in the latest data: roughly **103% ROI** at an average cost of **$18,489**, according to the [2024 Cost vs. Value Report](https://www.remodeling.hw.net/cost-vs-value). This makes it one of only a handful of projects that actually adds more value than it costs. Beyond the resale math, modern heat pumps significantly reduce energy bills — often by 30%–50% compared to older furnace systems — which is an increasingly important selling point for buyers. ### Window Replacement Vinyl window replacement costs approximately **$20,482** and returns about **$13,912** in resale value — a **68% ROI**. While that may seem modest, new windows also reduce monthly energy costs by **$200–$500 annually** (depending on climate and home size), according to [Energy Star estimates](https://www.energystar.gov/products/building_products/residential_windows_doors_and_skylights). If you live in the home for several years before selling, the combined savings and resale value make windows a strong investment. ### Insulation Upgrades Adding or upgrading attic insulation is one of the least glamorous and most cost-effective energy improvements. The [Department of Energy](https://www.energy.gov/energysaver/insulation) estimates that proper insulation can reduce heating and cooling costs by **15%–25%**. The project typically costs **$1,500–$3,500** and can return **80%–100%+** in resale value by improving home energy ratings — something that appraisers and [home inspectors](https://www.opendoor.com/articles/briefs/what-do-home-inspectors-look-for) increasingly evaluate. ### Solar Panels Solar panels are a higher-cost investment — averaging **$20,000–$30,000** before incentives — and their ROI varies dramatically by region. Studies from [Zillow Research](https://www.zillow.com/research/solar-panels-house-702/) indicate that solar-equipped homes sell for approximately **4.1% more** on average, but this figure skews heavily toward sun-belt states with strong net metering policies. ### Federal Tax Credits: The Inflation Reduction Act The [Inflation Reduction Act](https://www.energy.gov/save) provides significant tax credits for qualifying energy-efficient upgrades: - **30% tax credit** for solar panels, battery storage, and geothermal heat pumps (through 2032) - **Up to $3,200 annually** in credits for heat pumps, insulation, electrical panel upgrades, and Energy Star windows/doors - **Up to $2,000** specifically for qualifying heat pump installations These credits directly offset project costs, improving the effective ROI of every energy-efficient upgrade listed above. Factor them into your renovation budget before comparing projects. ## Home Improvements That Are NOT Worth It Not every renovation adds value, and some actively hurt your ROI by over-improving the home relative to the neighborhood. If you want to know which home improvements are worth it, you also need to know which ones aren't. ### Swimming Pool Addition An in-ground pool costs **$50,000–$100,000+** and, in most markets, recoups only **30%–50%** at resale. In cooler climates, pools can actually reduce your buyer pool (no pun intended) — many families view them as safety hazards and maintenance burdens. Unless you're in a market where pools are the norm, this is a lifestyle purchase, not a value play. ### High-End Home Office Conversion The pandemic-era home office boom has cooled. Converting a bedroom into a dedicated, built-out office with custom cabinetry and built-in tech costs **$15,000–$30,000** and rarely recovers more than **40%–50%**. Worse, you've eliminated a bedroom from your listing — and bedroom count is one of the strongest drivers of comparable home value. ### Overly Personalized Finishes Bold wallpaper, highly specific tile patterns, themed rooms, and ultra-modern design choices appeal to niche taste. They make your home harder to sell, not easier. Buyers mentally calculate the cost of undoing your choices, and that deduction comes straight off their offer price. ### Sunroom Addition (in Cold Climates) A sunroom or four-season room addition costs **$30,000–$80,000** and returns only about **30%–40%** in most northern markets, per the [Cost vs. Value Report](https://www.remodeling.hw.net/cost-vs-value). In southern states with year-round usability, the calculus improves somewhat — but even there, a sunroom rarely breaks even. ### Luxury Bathroom Upgrades Beyond the Neighborhood Standard Steam showers, heated flooring, and spa-style soaking tubs in a neighborhood of starter homes don't translate to higher offers. Buyers in those neighborhoods aren't willing to pay a premium for luxury finishes they didn't expect. The rule of thumb: **never be the most expensive home on the block.** ## Home Staging ROI Staging isn't technically a renovation, but it directly impacts how buyers perceive your home's value — and it's one of the most efficient pre-sale investments you can make. According to the [National Association of Realtors' 2023 Profile of Home Staging](https://www.nar.realtor/research-and-statistics/research-reports/profile-of-home-staging), **81% of buyers' agents** said staging made it easier for buyers to visualize a property as their future home. Staged homes sell **5–25% faster** than unstaged homes and often attract offers at or above asking price. **Professional staging** typically costs **$2,000–$5,000** for a 90-day period, depending on your market and home size. The investment is small relative to the sale price, and real estate agents consistently rank staging among the highest-ROI pre-sale activities. **DIY staging on a budget:** - Declutter and depersonalize every room - Deep clean (especially kitchens and bathrooms) - Add fresh towels, neutral throws, and simple table settings - Maximize natural light — open blinds, trim exterior vegetation near windows - Remove excess furniture to make rooms feel larger If you're working through a complete pre-sale checklist, our guide on [how to sell your house](https://www.opendoor.com/articles/how-to-sell-your-house) walks through the full process from prep to closing. [Get your offer](#) ## How to Prioritize Improvements Before Selling Knowing which projects have the best ROI is only half the equation. You also need a framework for deciding which improvements make sense for *your* home, in *your* market, at *your* budget. Here's a simple four-step process: ### Step 1: Get a Baseline Home Value Estimate Before spending anything on renovations, know where you stand. Get a [current estimate of your home's value](https://www.opendoor.com/articles/how-much-is-my-house-worth-7-ways-to-find-out-your-homes-value) through an online valuation tool, a comparative market analysis from an agent, or a pre-listing appraisal. This is your starting number. ### Step 2: Identify Your Home's Weakest Comp Factors Pull up recent sales of comparable homes in your neighborhood. Where does your home fall short? If every comp has updated kitchens and yours is original, a minor kitchen remodel is a priority. If all the comps have two bathrooms and yours has one, an addition could meaningfully close the gap. Understanding [what goes into a home appraisal](https://www.opendoor.com/articles/how-long-does-an-appraisal-take) helps you anticipate what an appraiser will flag. ### Step 3: Focus on High-ROI Projects First Allocate your budget starting at the top of the ROI table and working down. Garage door, front door, and manufactured stone veneer collectively cost under $20,000 and can recover $30,000+ in resale value. Prioritize these before investing in larger interior remodels. ### Step 4: Set a Renovation Budget at No More Than 10% of Home Value A common over-improvement trap is spending $60,000 on renovations for a $300,000 home. The general guideline: keep your total pre-sale renovation budget at or below **10% of your home's estimated value**. This protects you from spending more than you can recover. If the \[cost of selling your house\](https://www.opendoor.com/articles --- *Originally published at [https://www.opendoor.com/articles/home-improvements-that-actually-increase-property-value](https://www.opendoor.com/articles/home-improvements-that-actually-increase-property-value)*