# Which new build upgrades add the most value By Opendoor Editorial Team | 2023-03-21 > Opendoor’s Homebuilder Partnership Program explores how new construction buyer sentiment, behaviors, and trends are changing amid shifting market conditions. ## Key Takeaways # Which new build upgrades add the most value Walking through a builder's design center for the first time can feel like being handed a 50-page menu when you're already hungry. Hundreds of options, each with a price tag, and the pressure of knowing some decisions are permanent. The upgrades you choose during construction shape both your daily experience and your home's future value. This guide breaks down which new construction upgrades deliver the strongest return, which ones to skip, and how to time your decisions so you get the most from your budget. [See Homes Near You](#) ## What are new construction upgrades New construction upgrades are optional features and finishes that go beyond a builder's standard offerings. Think quartz countertops instead of laminate, hardwood floors instead of carpet, or pre-wiring for a home security system. Builders include a base package with every [new construction home](https://www.opendoor.com/articles/5-things-to-consider-when-buying-a-new-construction), and upgrades let you customize from there. The base price covers standard square footage, basic finishes, and a set floor plan. The purchase price reflects everything you add on top. So while a home might list at $400,000 — near the [current median of $407,200](https://www.bankrate.com/real-estate/buying-new-construction-avoid-these-mistakes/) for new homes — the final number could climb to $450,000 or more depending on your selections. Most buyers make upgrade decisions at a design center appointment, typically a few weeks after signing the contract. That's where you'll choose countertops, flooring, cabinet finishes, and fixtures. It's exciting, but it can also feel overwhelming when you're staring at hundreds of options. ## Structural upgrades vs. design upgrades Not all upgrades work the same way. Some change the bones of your home, while others focus on how it looks. Knowing the difference helps you figure out where to put your money. | **Feature** | **Structural upgrades** | **Design upgrades** | | Timing | Selected before construction begins | Chosen at design center appointment | | Examples | Room additions, garage expansion, plumbing rough-ins | Countertops, flooring, cabinet finishes | | Difficulty to add later | Very difficult or impossible | Easier to change post-construction | | Cost impact | Typically higher investment | Ranges from modest to significant | ### Structural upgrades Structural upgrades change the home's footprint, framing, or built-in systems. Adding a fourth bedroom, expanding the garage to fit three cars, or roughing in plumbing for a future basement bathroom all fall into this category. Here's the thing: once the foundation is poured and walls are framed, going back to add square footage or relocate plumbing becomes extremely expensive. In many cases, it's not even possible. That's why structural decisions are often called "now or never" choices. ### Design upgrades Design upgrades cover finish selections and aesthetic choices. Countertop materials, cabinet styles, flooring types, and light fixtures all fit here. The good news? Design upgrades are generally easier to swap out or update after you move in. You can always replace a light fixture or repaint cabinets down the road. That flexibility gives you room to prioritize structural items first if your budget is tight. ## Best new home upgrades that add value Certain upgrades consistently [deliver strong returns](https://www.opendoor.com/articles/improvements-that-increase-home-value), both in daily enjoyment and future resale appeal. Here's where your money tends to go furthest. ### Kitchen countertops and cabinetry Kitchens drive buyer decisions more than almost any other room. Upgrading from laminate to quartz countertops creates an immediate visual impact, and quartz resists scratches and stains better over time. Cabinetry matters too. Soft-close drawers, taller upper cabinets, and quality construction make the kitchen feel more polished. Buyers notice details like these when they're comparing homes. ### Premium flooring throughout the home Builder-grade carpet in every room is standard, but hardwood or luxury vinyl plank (LVP) flooring throughout the main level creates a cohesive, modern look. Both materials are more durable and easier to clean than carpet. Flooring affects first impressions in every room you walk through. It's one of those upgrades that pays off daily while also supporting resale value later. ### Energy-efficient windows and insulation Upgraded windows and insulation improve comfort and [reduce utility costs](https://www.opendoor.com/articles/how-to-be-eco-forward-at-home) year after year. Double-pane or triple-pane windows with low-E coatings keep conditioned air inside, while enhanced insulation minimizes drafts. Retrofitting windows and insulation after construction is expensive and disruptive. Selecting them during the build locks in long-term savings. ### Electrical panel and smart home wiring Modern homes demand more electrical capacity than ever. An upgraded panel supports high-demand appliances, EV charging stations, and future additions without overloading the system. Pre-wiring for smart home technology, security systems, and speakers is another smart investment. Running cables through open walls during construction costs a fraction of what it would after drywall goes up. ### HVAC system upgrades Your heating and cooling system affects comfort, air quality, and monthly utility bills. Higher-efficiency units with better SEER ratings use less energy to maintain comfortable temperatures. Advanced filtration systems also remove more allergens and pollutants. For families with allergies or respiratory sensitivities, this upgrade can make a real difference in daily life. ### Outdoor living spaces Covered patios, extended concrete, and roughed-in plumbing for outdoor kitchens expand your usable space beyond the home's walls. Outdoor living areas have become increasingly popular for entertaining and relaxing. A well-designed outdoor space can become one of your favorite spots in the house. Morning coffee just tastes better outside. ### Bathroom tile and fixtures Primary bathrooms benefit from upgraded tile, dual vanities, and separate tub-and-shower configurations. Quality tile resists chips and stains, and upgraded fixtures add a polished look. Buyers often prioritize primary bathrooms when comparing homes — [18% of agents surveyed](https://www.homelight.com/blog/which-renovations-increase-home-value/) by HomeLight rank modernized bathrooms among buyers' most sought-after features. A spa-like atmosphere can set your home apart. ### Roughed-in plumbing for future additions Pre-installed plumbing lines for future bathrooms, wet bars, or outdoor features cost relatively little during construction. Adding them later, after concrete is poured and walls are finished, can cost thousands more. This is a "future-proofing" upgrade that pays off whether you use it yourself or pass the benefit along to the next owner. ### Basement finishing or rough-ins If your home includes a basement, consider at least roughing in electrical, plumbing, and egress windows. Egress windows are code-required emergency exits for basement bedrooms, and they also bring in natural light. A fully finished basement adds significant living space, but even basic rough-ins preserve your options without committing to the full cost upfront. ## New home upgrades to avoid Not every upgrade delivers a strong return. Some can be added more affordably after closing, while others may actually limit your home's appeal to future buyers. ### Overly personalized design choices Bold paint colors, trendy wallpaper, and highly specific finishes reflect personal taste, but they may not resonate with future buyers. [Neutral selections](https://www.opendoor.com/articles/2024-home-decor-report) tend to have broader appeal and are easier to update later. ### Luxury appliances above market standards Professional-grade appliances look impressive, but they rarely recoup their cost in most neighborhoods. If your home is in a mid-range market, buyers may not pay a premium for a high-end range. ### Extensive builder landscaping packages Landscaping through builders often carries significant markups. This work can typically be done post-closing for less, with more control over plant selection and [curb appeal](https://www.opendoor.com/articles/attract-homebuyers-with-these-ten-curb-appeal-tips) design. ### Cosmetic upgrades easily added later Light fixtures, door hardware, and window treatments are simple to swap after move-in. Paying builder prices for items you can easily replace often doesn't make financial sense. ## How much do upgrades on a new home cost Upgrade costs vary widely based on your market, builder, and selections. Some buyers spend around 10% of the base price on upgrades, while others invest 20% or more for premium finishes throughout. [New construction buyer trends](https://www.opendoor.com/articles/splurge-or-save-what-new-construction-buyers-value-in-todays-market) suggest that priorities shift with market conditions, so knowing where others are spending can help guide your own decisions. Builders often offer upgrade allowances or incentives, especially during slower sales periods. It's worth asking about current promotions before finalizing your selections. **Tip:** Prioritize structural and hard-to-change items within your budget. Cosmetic finishes can always be updated later, but adding a bathroom rough-in after construction is a different story entirely. ## Timeline for selecting upgrades in new home construction Understanding when decisions happen helps you prepare and avoid last-minute stress. Here's a typical timeline: - **Lot selection and contract signing:** Structural options like elevation, garage size, and room additions are chosen now - **Pre-construction meeting:** Final confirmation of structural upgrades before building begins - **Design center appointment:** All finish selections, including flooring, countertops, cabinets, and fixtures - **Pre-drywall walk-through:** Last chance to verify electrical outlet and plumbing placement - **Final walk-through:** Confirm all upgrades installed correctly before closing ## Customization options you can add after move-in Not every improvement has to happen through the builder. Some projects are easier and more affordable to tackle after closing. [Paint](https://www.opendoor.com/articles/paint-colors-that-boost-home-value) is a prime example. Hiring a painter after move-in often costs less than builder pricing, and you'll have more color options. Lighting fixtures, landscaping, window treatments, and smart home devices all fall into this category too. Knowing what can wait helps you focus your builder upgrade budget on the items that truly matter during construction. ## How upgrades affect your home value when selling Well-chosen upgrades can [improve resale value](https://www.opendoor.com/articles/how-to-increase-your-home-value) and buyer appeal. Homes with quality finishes like hardwood floors, quartz countertops, and energy-efficient systems often attract more interest and stronger offers. The key is balancing personal enjoyment with [broad market appeal](https://www.opendoor.com/articles/factors-that-influence-home-value). Upgrades that make your daily life better while also resonating with future buyers deliver the best of both worlds. When the [time comes to sell](https://www.opendoor.com/articles/should-you-make-home-improvements-before-listing), having a home with thoughtful upgrades can simplify the process. And if you're looking for certainty and speed, Opendoor provides cash offers on homes, making it simple to move forward on your terms. [Get a free, no-obligation cash offer from Opendoor.](https://www.opendoor.com/address-entry) [See Homes Near You](#) ## Frequently asked questions about new construction upgrades ### Can you negotiate upgrades with home builders? Yes. Many builders offer upgrade credits or incentives, especially during slower sales periods or for quick closings — as one broker told Bankrate, [builders have financial incentives](https://www.bankrate.com/real-estate/buying-new-construction-avoid-these-mistakes/) to win buyers as clients. It never hurts to ask what's available. ### Do new construction upgrades increase property taxes? Upgrades that increase the home's assessed value may result in higher property taxes, though the impact varies by location and local assessment practices. ### What percentage of home value should you spend on upgrades? Financial advisors generally recommend keeping total upgrades within 10–20% of the base price, focusing on items that add lasting value rather than purely cosmetic touches. ### Are builder upgrades more expensive than doing them yourself? It depends on the upgrade. Structural items are often more affordable during construction than retrofitting later, while cosmetic items like light fixtures may cost less if you source and install them yourself. ## Explore Opendoor guides to neighborhoods in your area | **City** | **Neighborhoods** | | **Raleigh** | [Brier Creek](https://www.opendoor.com/neighborhood-guide/brier-creek-raleigh), [Cameron Village](https://www.opendoor.com/neighborhood-guide/cameron-village-raleigh), Downtown Raleigh, [Five Points](https://www.opendoor.com/neighborhood-guide/five-points-raleigh), Glenwood South, Hayes Barton, Mordecai, [North Hills](https://www.opendoor.com/neighborhood-guide/north-hills-raleigh), Oakwood | | **Charlotte** | [Ballantyne](https://www.opendoor.com/neighborhood-guide/ballantyne-charlotte), [Dilworth](https://www.opendoor.com/neighborhood-guide/dilworth-charlotte), [Elizabeth](https://www.opendoor.com/neighborhood-guide/elizabeth-charlotte), [Myers Park](https://www.opendoor.com/neighborhood-guide/myers-park-charlotte), [NoDa](https://www.opendoor.com/neighborhood-guide/noda-charlotte), [Plaza Midwood](https://www.opendoor.com/neighborhood-guide/plaza-midwood-charlotte), [South End](https://www.opendoor.com/neighborhood-guide/south-end-charlotte), SouthPark, Uptown Charlotte, Cotswold, Fourth Ward, Chantilly | | **Plano** | East Plano, [West Plano](https://www.opendoor.com/neighborhood-guide/west-plano-plano), Central Plano, [Willow Bend](https://www.opendoor.com/neighborhood-guide/willow-bend-plano), [Legacy West](https://www.opendoor.com/neighborhood-guide/legacy-west-plano), Old Town Plano, Park Forest, Parkway Village, Preston Meadow, Windridge | | **Dallas** | Uptown Dallas, [Deep Ellum](https://www.opendoor.com/neighborhood-guide/deep-ellum-dallas), [Highland Park](https://www.opendoor.com/neighborhood-guide/highland-park-dallas), [Oak Lawn](https://www.opendoor.com/neighborhood-guide/oak-lawn-dallas), [Lakewood](https://www.opendoor.com/neighborhood-guide/lakewood-dallas), [Bishop Arts District](https://www.opendoor.com/neighborhood-guide/bishop-arts-district-dallas), White Rock Lake, [Preston Hollow](https://www.opendoor.com/neighborhood-guide/preston-hollow-dallas), [Lower Greenville](https://www.opendoor.com/neighborhood-guide/lower-greenville-dallas), [Knox Henderson](https://www.opendoor.com/neighborhood-guide/knox-henderson-dallas) | | **Fort Worth** | Downtown Fort Worth, Near Southside, Magnolia Avenue, [Fairmount](https://www.opendoor.com/neighborhood-guide/fairmount-fort-worth), Ryan Place, Sundance Square, West 7th, Mistletoe Heights, Berkeley, [Ridglea Hills](https://www.opendoor.com/neighborhood-guide/ridglea-hills-fort-worth) | | **Phoenix** | [Arcadia](https://www.opendoor.com/neighborhood-guide/arcadia-phoenix), Central Phoenix, Biltmore | | **Mesa** | Downtown Mesa | | **Scottsdale** | [Old Town Scottsdale](https://www.opendoor.com/neighborhood-guide/old-town-scottsdale-scottsdale) | | **Los Angeles** | [Silver Lake](https://www.opendoor.com/neighborhood-guide/silver-lake-los-angeles), Echo Park, Highland Park | | **Oakland** | Rockridge, Temescal | | **Seattle** | [Capitol Hill](https://www.opendoor.com/neighborhood-guide/capitol-hill-seattle) | ## Find homes for sale across the U.S. | **States with homes for sale** | | [Arizona](https://www.opendoor.com/homes/state/arizona), [California](https://www.opendoor.com/homes/state/california), [Colorado](https://www.opendoor.com/homes/state/colorado), [Florida](https://www.opendoor.com/homes/state/florida), [Georgia](https://www.opendoor.com/homes/state/georgia), [Massachusetts](https://www.opendoor.com/homes/state/massachusetts), [Michigan](https://www.opendoor.com/homes/state/michigan), [Minnesota](https://www.opendoor.com/homes/state/minnesota), [Missouri](https://www.opendoor.com/homes/state/missouri), [Nevada](https://www.opendoor.com/homes/state/nevada), [New Mexico](https://www.opendoor.com/homes/state/new-mexico), [New York](https://www.opendoor.com/homes/state/new-york), [North Carolina](https://www.opendoor.com/homes/state/north-carolina), [Ohio](https://www.opendoor.com/homes/state/ohio), [Oklahoma](https://www.opendoor.com/homes/state/oklahoma), [Oregon](https://www.opendoor.com/homes/state/oregon), [South Carolina](https://www.opendoor.com/homes/state/south-carolina), [Tennessee](https://www.opendoor.com/homes/state/tennessee), [Texas](https://www.opendoor.com/homes/state/texas), [Utah](https://www.opendoor.com/homes/state/utah), [Virginia](https://www.opendoor.com/homes/state/virginia) | **Read More** --- *Originally published at [https://www.opendoor.com/articles/splurge-or-save-what-new-construction-buyers-value-in-todays-market](https://www.opendoor.com/articles/splurge-or-save-what-new-construction-buyers-value-in-todays-market)*