Top improvements that increase home value based on market data

When you're getting ready to sell your home, every dollar you spend on improvements feels like a gamble. You want to make your home more attractive to buyers, but you also don't want to pour money into projects that won't pay off when you close.

The projects that deliver the highest returns aren't always the ones you'd expect-a new garage door often outperforms a luxury kitchen remodel, and a fresh coat of paint can matter more than custom tile. This guide walks you through the 10 home improvements that consistently boost resale value, plus the upgrades to avoid and smart ways to fund the work without draining your savings before you move.

The top home improvement projects that add value

When you're getting ready to sell, the projects that pay off most aren't always what you'd expect. Kitchen and bathroom updates typically return 60-90% of what you spend, while something as simple as a new garage door can return more than 100%. Energy-efficient upgrades like new windows or a modern HVAC system lower monthly bills and appeal to buyers who want a home that's ready to move into without extra work.

The best projects balance cost with what most buyers actually want. A $5,000 kitchen refresh with new cabinet hardware, better lighting, and a fresh coat of paint often outperforms a $50,000 custom remodel that only fits your personal taste. You're not just fixing up your home-you're investing in what the next owner will notice and value.

1. Garage door replacement

Replacing an old or damaged garage door gives you one of the highest returns you can get from any home project. A new 16' × 7' garage door with insulation and updated hardware costs around $4,500 and typically returns about 194% of that amount when you sell. Buyers notice curb appeal right away, and a clean, modern garage door tells them the home has been taken care of.

Steel doors with foam insulation rated at R-12 or higher resist dents, need very little upkeep, and come in styles that work with almost any home design.

2. Steel entry door

Your front door creates the first impression for every person who walks up to your home. A steel entry door with a half-glass panel costs about $2,400 and returns roughly 188% of the cost at resale. Beyond the financial return, it signals that the home is secure, updated, and welcoming.

Steel doors hold up better than wood in bad weather and offer better security, plus they cost less than fiberglass. Pick a finish that works with your exterior paint and hardware that feels solid when someone turns the handle.

3. Minor kitchen remodel

A minor kitchen remodel-new cabinet doors, updated countertops, modern fixtures, and energy-efficient appliances-costs around $27,500 and returns about 96% when you sell. This isn't tearing everything out and starting over. It's a smart refresh that makes the space feel current without spending more than you'll get back.

Focus on finishes that work for most buyers: White, gray, or navy cabinets Quartz or granite countertops Stainless appliances Under-cabinet lighting

Save the custom tile backsplash or imported fixtures for a home you plan to stay in for years. Buyers want clean and functional over highly personalized.

4. Mid-range bathroom remodel

A mid-range bathroom remodel replaces the tub, tile surround, vanity, toilet, and fixtures for about $25,000 and returns roughly 74% of the cost. Bathrooms rank high on what buyers care about, and even small updates-new faucets, fresh grout, modern lighting-make a real difference. A dated bathroom can turn buyers away before they even see the rest of the house.

Stick with materials that won't look dated in five years. Ceramic or porcelain tile, a vanity with storage, and a frameless glass shower door if space allows all work well. Skip trendy colors or overly ornate fixtures.

5. Vinyl window replacement

Replacing 10 old windows with new vinyl models costs around $21,000 and returns about 67% at resale. That percentage might seem lower than other projects, but drafty windows raise red flags during inspections and make buyers wonder what else hasn't been maintained. New windows improve energy efficiency, cut down on noise, and make your home look better from the street.

Vinyl windows with low-E glass and argon gas fill offer the best mix of insulation and affordability. They're nearly maintenance-free and available in styles that match your home's look.

6. HVAC heat pump upgrade

Converting a traditional furnace to an electric heat pump costs about $18,800 and can return over 100% of the investment, especially with federal tax credits from the Inflation Reduction Act. Heat pumps provide both heating and cooling, which makes them ideal for climates with moderate winters. Buyers increasingly care about energy efficiency (61% prioritize it when making improvements), and a modern HVAC system removes worries about costly replacements soon after moving in.

Heat pumps work best in homes with good insulation and sealed ductwork. If your home lacks those, address them first to get the most comfort and efficiency.

7. Fiber-cement siding

Replacing 1,250 square feet of siding with fiber-cement planks costs around $20,600 and returns about 88% at resale. Fiber-cement resists rot, fire, and pests, and it holds paint longer than wood or vinyl. It's a premium material that tells buyers the home is quality and won't require constant upkeep.

Fiber-cement comes in horizontal lap, vertical board, and shingle styles, so you can match your home's character. It's heavier than vinyl and requires professional installation, but the durability justifies the cost.

8. Wood deck addition

A 16' × 20' pressure-treated wood deck with railings, stairs, and a built-in bench costs about $17,600 and returns roughly 83% at resale. Decks extend your living space outdoors, and buyers often picture summer dinners and weekend gatherings when they see one. The return is even higher in areas where outdoor living is part of everyday life.

Pressure-treated lumber offers the best value, though composite decking costs more upfront but requires less maintenance over time. Either way, a well-built deck adds function and appeal.

9. Asphalt shingle roof replacement

A new roof with 30 squares of fiberglass asphalt shingles costs around $30,700 and returns about 57% at resale. That percentage doesn't tell the full story-a worn or damaged roof can kill a sale or lead to renegotiation after inspection. Buyers expect a solid roof, and replacing it removes a major obstacle to closing.

Asphalt shingles are affordable, durable, and available in colors that work with any exterior. Choose shingles with a wind rating appropriate for your area-high winds and hail call for impact-resistant materials.

10. Attic insulation boost

Adding insulation to your attic costs far less than most projects-often under $2,000-and can return 100% or more when combined with energy audits and utility rebates. Proper insulation cuts heating and cooling costs, which buyers notice on utility bills and during walkthroughs. It's an invisible upgrade that delivers real comfort and savings.

Blown-in fiberglass or cellulose insulation raises your attic's R-value to recommended levels for your climate zone. Pair it with air sealing around ducts, vents, and electrical penetrations for maximum impact.

Quick curb appeal upgrades buyers notice first

Buyers form opinions within seconds of pulling up to your home, and curb appeal drives those first impressions-enhancing it can increase value by 7%. Small, affordable updates-pressure-washing siding, painting the front door, refreshing mulch beds-can change how your home presents without major investment. You're showing that the home has been maintained and cared for, which builds confidence before buyers even step inside.

Pressure-wash and paint

A thorough pressure-wash removes years of dirt, mildew, and grime from siding, walkways, and driveways. Follow it with a fresh coat of exterior paint in a neutral, timeless color, and your home instantly looks newer. This combination costs a few hundred to a few thousand dollars depending on your home's size, but the impact on buyer perception happens immediately.

Paint the front door a color that works with your siding-deep blues, charcoal grays, or classic blacks all work well. Replace worn hardware and add a new house number plaque for a polished finish.

Modern house numbers and lighting

Updating house numbers and exterior lighting fixtures costs under $500 but signals attention to detail. Choose fixtures that match your home's style-sleek and minimal for contemporary homes, lantern-style for traditional-and install LED bulbs for energy efficiency. Well-lit entryways feel safe and welcoming, especially during evening showings.

Fresh landscaping pops

Strategic plantings and lawn care frame your home attractively. Trim overgrown shrubs, edge walkways, add a layer of fresh mulch, and plant seasonal flowers near the entry. These updates cost a few hundred dollars and make your home feel move-in ready.

Kitchen updates that deliver a strong payback

Kitchens sell homes, but full renovations often cost more than you'll get back. Targeted updates-refacing cabinets, swapping appliances, upgrading countertops-deliver strong returns without the expense and disruption of gutting everything. You're refreshing the space, not redesigning it.

Cabinet refacing and paint

Cabinet refacing replaces doors, drawer fronts, and hardware while keeping the existing cabinet boxes. It costs 30-50% less than new cabinets and transforms the kitchen's appearance in about a week. Alternatively, painting cabinets yourself or hiring a professional costs even less and delivers a clean, updated look.

Choose neutral colors-white, gray, navy-that appeal to most buyers. Pair them with brushed nickel or matte black hardware for a modern touch.

Energy-Star appliance swap

New Energy-Star appliances reduce energy use by 10-50% compared to older models, and buyers appreciate lower utility bills. A matching set of stainless appliances-refrigerator, range, dishwasher, microwave-costs $3,000-$6,000 and makes the kitchen feel cohesive and current.

Energy-Star certification means the appliances meet federal efficiency standards, which can qualify you for rebates through local utilities. This certification is a government-backed program that identifies products designed to save energy without sacrificing performance.

Durable countertop overlays

Quartz or granite countertop overlays sit on top of existing counters, avoiding the cost and mess of full replacement. They cost $2,000-$5,000 depending on square footage and material, and they give your kitchen a high-end look without the high-end price. Quartz resists stains and scratches better than granite and doesn't require sealing, making it practical for busy households.

Bathroom refreshes that impress without busting your budget

Bathrooms don't need to be spa-like to appeal to buyers-they just need to be clean, functional, and updated. Small changes-new fixtures, fresh grout, better lighting-can make a dated bathroom feel current without major plumbing or layout changes.

Vanity and faucet swap

Replacing a worn vanity and faucet costs $500-$1,500 and instantly modernizes the space. Choose a vanity with storage and a countertop that works with your overall design. Pair it with a modern faucet in a finish that matches your hardware-brushed nickel, matte black, or chrome-and the bathroom feels intentional and cohesive.

Low-flow fixtures

Low-flow toilets and showerheads reduce water use by 20-60% without sacrificing performance. They cost $200-$500 per fixture and appeal to environmentally conscious buyers who want to lower utility bills. Many cities and counties offer rebates for water-efficient fixtures, which can offset part of the cost.

Fresh grout and lighting

Re-grouting tile and replacing outdated light fixtures costs under $500 and brightens the space dramatically. Clean grout lines make tile look new, and modern lighting-sconces, bath bars, or recessed fixtures-improves visibility and ambiance. These are weekend projects that deliver outsized impact.

Energy-efficient improvements that cut bills and boost price

Energy efficiency isn't just a selling point-it's a competitive advantage. Buyers compare utility costs, and homes with lower bills stand out. Upgrades like smart thermostats, attic air sealing, and solar-ready electrical panels reduce operating costs and signal that the home is forward-thinking.

Smart thermostat install

A smart thermostat costs $200-$300 and learns your schedule to optimize heating and cooling. It can reduce energy use by 10-15%, and buyers appreciate the convenience of remote control via smartphone. Brands like Nest and Ecobee integrate with other smart home devices, adding another layer of appeal.

Attic air sealing

Air leaks around ducts, vents, and electrical penetrations waste energy by letting conditioned air escape. Sealing these gaps with spray foam or caulk costs $500-$1,000 and can cut heating and cooling costs by 15-20%. Pair this with added insulation for maximum efficiency.

Solar-ready electrical upgrades

Upgrading your electrical panel to accommodate solar panels costs $1,500-$3,000 and positions your home for future renewable energy installation. Even if you don't install solar yourself, buyers considering it will value the readiness. It's a forward-looking upgrade that appeals to a growing segment of the market.

Added living space upgrades for growing families

Converting unused areas-basements, attics, backyard structures-into functional rooms adds square footage without the cost and complexity of building an addition. These projects appeal to buyers who need home offices, playrooms, or guest suites.

Basement family room finish

Finishing a basement costs $30,000-$50,000 depending on size and finishes, and it can return up to 86% of the investment. You're adding a family room, home theater, or recreation space that increases usable square footage and makes the home more versatile. Buyers with kids or hobbies that require dedicated space will see immediate value.

Make sure the basement is dry and well-insulated before finishing. Add egress windows for safety and natural light, and choose flooring that can handle moisture-luxury vinyl plank or engineered wood work well.

Attic home office conversion

Converting an attic into a home office costs $20,000-$40,000 and delivers about a 70% return. Remote work has made home offices essential for many buyers, and an attic office provides privacy and separation from the rest of the house. Proper insulation, ventilation, and lighting are critical-attics can be hot in summer and cold in winter without the right upgrades.

Backyard ADU or studio

An accessory dwelling unit, or ADU, is a small, independent living space on your property. It costs $50,000-$150,000 depending on size and finishes. ADUs offer rental income potential, guest accommodation, or space for aging parents, making them attractive to a wide range of buyers. Zoning regulations vary by location, so check local rules before starting.

Home improvements that can decrease your sale price

Not all upgrades add value-some can actually hurt your resale price by over-improving for the neighborhood or limiting your buyer pool. Knowing what to avoid is just as important as knowing what to invest in.

Luxury custom tiling everywhere

High-end custom tile in every bathroom and kitchen might reflect your personal taste, but it can alienate buyers who see it as too bold or expensive to replace. Over-customization narrows your audience and can make buyers hesitate. Stick with classic materials and neutral palettes that appeal broadly.

Over-sized swimming pool

A large pool costs $50,000-$100,000 to install and requires ongoing maintenance, insurance, and energy costs. Families with young children may view pools as safety hazards, and buyers in cooler climates often see them as liabilities rather than assets. If you're in a warm-weather market where pools are expected, a modest pool can add value-but oversized or overly elaborate pools rarely pay off.

Garage conversion to living space

Converting a garage into a bedroom or studio removes parking and storage that most buyers expect. Homes without garages often sell for less and take longer to move, especially in suburban markets. If you need extra living space, finish a basement or attic instead-you'll preserve the garage's functionality.

How to prioritize projects when time or cash is tight

When you're preparing to sell but don't have unlimited time or budget, focus on projects that deliver quick wins and address buyer objections. NAR members recommend painting, new roofing, and bathroom renovations as top priorities. Start with essential repairs-leaky faucets, cracked tiles, holes in walls-that signal deferred maintenance. Then move to high-impact, low-cost updates like fresh paint, updated hardware, and improved lighting.

Match your upgrades to neighborhood standards. If comparable homes have granite countertops and stainless appliances, buyers will expect the same. But if your home is already on par with the neighborhood, over-improving won't increase your sale price-it'll just reduce your profit.

Smart ways to pay for pre-sale renovations

Funding improvements before you sell can feel risky, especially if you're already planning a move. Several financing options can help you cover costs without depleting your savings before closing.

HELOC or cash-out refi

A home equity line of credit, or HELOC, lets you borrow against your home's value at a variable interest rate. You draw funds as needed and pay interest only on what you use. A cash-out refinance replaces your existing mortgage with a larger one, giving you the difference in cash. Both options let you fund improvements now and repay the loan when you sell.

HELOCs typically offer lower interest rates than credit cards, and the interest may be tax-deductible if used for home improvements. Just be aware that you're increasing your debt load, so the improvements need to justify the cost.

Same as cash credit card offers

Some credit cards offer 0% APR for 12-18 months on purchases, effectively giving you an interest-free loan if you can pay it off before the promotional period ends. This works well for smaller projects-new appliances, fixtures, or cosmetic updates-that cost a few thousand dollars. Just be disciplined about paying it off before the rate jumps.

Opendoor friendly concierge services

If you're selling to Opendoor, you can coordinate improvements through trusted local contractors and handle costs at closing. This removes the upfront financial burden and streamlines the process. Get a free offer today to see how Opendoor can simplify your sale.

Move on your timeline with a stress-free sale option

Traditional home sales require you to complete improvements, stage the home, and manage showings before you can close. That timeline doesn't always align with your life-especially if you're relocating for work, managing a family transition, or simply ready to move on.

Opendoor offers an alternative. Request a cash offer online, review it at your own pace, and choose a closing date that works for you. You can skip the repairs, showings, and uncertainty, and still get a competitive offer for your home as-is. Start with a free, no-obligation cash offer and see what your home is worth today.

FAQs about selling after home improvements

How much equity should I set aside for closing costs?

Closing costs typically range from 1-3% of your home's sale price and include title insurance, escrow fees, transfer taxes, and agent commissions if you're using a traditional sale. Set aside at least 3% of your expected sale price to cover these expenses, plus a buffer for any last-minute repairs or concessions buyers might request. If you're selling to Opendoor, closing costs are clearly outlined upfront, so you'll know exactly what to expect.

Do quick repairs reduce days on market?

Homes in move-in condition sell faster because buyers can close without negotiating repairs or worrying about deferred maintenance. Fixing leaky faucets, patching drywall, and replacing broken fixtures might cost a few hundred dollars, but they signal that the home has been cared for. That perception often translates to fewer days on market and stronger offers.

Can I avoid renovations by accepting a cash offer?

Yes-cash buyers like Opendoor purchase homes in as-is condition, which means you can skip repairs, updates, and staging entirely. You won't need to invest in improvements or worry about whether they'll pay off. Instead, you'll get a fair offer based on your home's current condition and close on your timeline. Request a free offer to explore this option.

This article is meant for informational purposes only and is not intended to be construed as financial, tax, legal, real estate, insurance, or investment advice. Opendoor always encourages you to reach out to an advisor regarding your own situation.