# What Renovations Increase Home Value the Most? Top 7 Ranked by ROI By Opendoor Editorial Team | 2026-05-04 If you want to know what renovations increase home value the most, the answer isn’t a kitchen gut or a master suite addition. According to Zonda’s 2025 Remodeling Cost vs. Value Report, the highest-returning renovations are almost all exterior replacements — and a few of them pay back more than double what you spend. This article ranks the top 7 by ROI, with real cost and resale figures so you can make a decision based on data, not guesswork. ## What renovations add the most value to a home? The single most important finding from the Cost vs. Value data: **exterior projects outperform interior remodels on ROI, consistently and by a wide margin.** The reason comes down to two factors: 1. **Lower labor costs. **Exterior replacements (a garage door, a front door, stone veneer) involve less demolition, less customization, and faster installation than interior remodels. Labor is the biggest cost driver in any renovation — lower labor means more of the project cost translates to resale value. 2. **First impressions drive perceived value. **Real estate professionals consistently rate curb appeal as a primary factor in buyer willingness to pay a premium. A buyer forms an opinion before they walk through the door. Interior renovations aren’t worthless — a minor kitchen refresh still returns solid ROI — but the idea that a major kitchen remodel “adds the most value” is a myth the data doesn’t support. Major kitchen renovations typically recoup only 38–50% of their cost at resale. **The framework: **if you’re renovating to sell, prioritize exterior replacements first. If you’re renovating to live in the home for 5+ years, factor in personal enjoyment alongside resale math. For a broader look at what drives your home’s market price, see our guide to [home value](https://www.opendoor.com/articles/home-value-complete-guide) factors. ## Top 7 renovations ranked by ROI Data source: Zonda’s 2025 Remodeling Cost vs. Value Report (national averages). ROI = resale value added divided by project cost. ### #1 Garage door replacement — ~268% ROI **What it involves: **Removing the existing garage door and installing a new 4-section steel door with heavy-gauge steel tracks, galvanized hardware, and a factory finish. Most projects include a new opener. **Average cost: **~$4,500 **Average resale value added: **~$12,000+ **ROI: **~268% Garage door replacement has ranked #1 in the Cost vs. Value report for two consecutive years. The jump in ROI from 2024 to 2025 was the largest year-over-year increase of any project tracked — up over 74% from the prior year’s figure. Why it wins: the garage door is often the largest visual element on a home’s facade. An outdated door signals neglect; a new door signals a well-maintained property. The cost is relatively low compared to other exterior projects, and the visual impact is immediate. **Best for: **Any home with an attached garage and a door that’s more than 10 years old or visually dated. ### #2 Manufactured stone veneer — ~208% ROI **What it involves: **Replacing existing vinyl or wood siding on the lower portion of the home’s front facade with manufactured stone veneer. Typically covers 300 sq. ft. and includes a new main entry trim. **Average cost: **~$11,000 **Average resale value added: **~$23,000+ **ROI: **~208% Stone veneer delivers ROI above 200% because it transforms the perceived quality of a home’s exterior at a fraction of the cost of real stone. Buyers associate stone with premium construction; manufactured veneer is visually indistinguishable at street level. **Best for: **Homes with dated front siding in mid-range to upper-mid-range price brackets. ### #3 Minor kitchen remodel — ~113% ROI **What it involves: **Replacing cabinet fronts (not boxes), installing new hardware, replacing the countertop with laminate, adding a mid-priced faucet and sink, and painting walls and trim. No layout changes, no appliance replacement beyond range/oven. **Average cost: **~$27,500 **Average resale value added: **~$31,000+ **ROI: **~113% A minor kitchen remodel is the one interior project that reliably pays back more than it costs. The key is restraint: this is a refresh, not a transformation. New cabinet fronts and countertops give the kitchen a current look without the demolition costs that kill ROI on full remodels. **Best for: **Kitchens that are functionally intact but visually dated. If the layout works and the bones are good, a minor refresh is the right move. ### #4 Steel entry door replacement — ~216% ROI **What it involves: **Replacing an existing entry door with a 20-gauge steel door with dual-pane half-glass, a multi-point lock, and a new deadbolt. Includes new jamb and brickmold. **Average cost: **~$2,400 **Average resale value added: **~$5,200+ **ROI: **~216% Entry door replacement is the lowest-cost project in this ranking and one of the highest-returning. At roughly $2,400, it’s an accessible renovation for almost any seller. It improves curb appeal, energy efficiency, and security — three factors buyers consider consciously or unconsciously. **Best for: **Any home with an entry door that’s more than 15 years old, shows wear, or doesn’t match the visual update of other recent renovations. ### #5 Fiber cement siding replacement — ~114% ROI **What it involves: **Replacing existing vinyl or wood siding on the full exterior with factory-primed fiber cement lap siding. Includes all trim replacement and new paint. **Average cost: **~$20,000 **Average resale value added: **~$22,800+ **ROI: **~114% Fiber cement siding is among the best full-facade investments for a home with visibly aging or damaged siding. Buyers and appraisers respond strongly to new siding because it signals zero deferred maintenance — one of the biggest discount factors in a buyer’s negotiation. **Best for: **Homes with siding that’s cracking, fading, or showing significant age. ### #6 Deck addition (wood) — ~95% ROI **What it involves: **Adding a 16x20 ft. pressure-treated wood deck with stairs, railings, and built-in seating. Includes permit fees. **Average cost: **~$17,600 **Average resale value added: **~$16,700+ **ROI: **~95% A wood deck is the best-returning outdoor living addition in the Cost vs. Value data. While it doesn’t recoup 100% of its cost nationally, it performs above average for a mid-range addition project and is a consistent buyer preference, particularly in markets with outdoor living seasons of 6+ months. **Best for: **Homes without existing outdoor living space in markets where decks are a buyer expectation. ### #7 Mid-range bathroom remodel — ~80% ROI **What it involves: **Replacing tub/shower surround (porcelain tile), replacing toilet, vanity, sink, faucet, and flooring. Updating lighting and mirrors. No layout changes. **Average cost: **~$25,000 **Average resale value added: **~$20,000+ **ROI: **~80% A mid-range bathroom remodel is the most common interior renovation sellers undertake — and at 80% ROI, it’s a solid performer, though it doesn’t return more than it costs. The “mid-range” designation is important. Luxury bathroom remodels (heated floors, freestanding soaking tubs, designer tile) return significantly less — often 50–60% — because the cost spike isn’t proportionally rewarded at resale. **Best for: **Bathrooms with outdated fixtures, dated tile, or visible wear that would give buyers a reason to negotiate down. ## Major renovations with lower ROI: what the data shows Several popular renovations consistently underperform on resale return. Understanding why helps you avoid expensive mistakes. **Major kitchen remodel (upscale): ~38–50% ROI** Full cabinet replacement, high-end appliances, new layout, custom finishes. Costs can reach $80,000–$150,000+ for upscale projects. Buyers rarely pay proportionally more for a premium kitchen versus a well-maintained mid-range one. **Primary suite addition: ~35–50% ROI** Adding a bedroom suite requires significant structural work, permits, and finish costs. A 400 sq. ft. addition might cost $150,000 but add only $60,000–$75,000 in appraised value. The math rarely works for pre-sale renovations. **Upscale bathroom addition: ~53% ROI** Adding a bathroom where none existed can add value — but the cost of plumbing rough-in, structural work, and finishes means you’ll recoup just over half your investment. **Swimming pool: ~50–60% ROI (market-dependent)** In Sun Belt markets, pools add value. In northern markets, they’re often considered a liability due to maintenance costs. No pool renovation makes this ROI ranking because it varies too widely by region to be a reliable pre-sale investment. The consistent pattern: the more expensive and custom the renovation, the lower the ROI. Buyers don’t pay you back for taste — they pay for condition, function, and curb appeal. ## How to choose which renovations to do before selling Not every home needs all seven of these projects. Use this framework to prioritize: **Step 1: Start with condition, not aesthetics.** Any renovation that addresses deferred maintenance (failing siding, damaged roof, broken systems) returns more than cosmetic upgrades. Buyers discount visibly neglected homes by 10–20% — fixing condition issues removes that discount before adding cosmetic value. **Step 2: Apply the ROI ladder.** From this list: garage door > steel entry door > manufactured stone veneer > minor kitchen refresh > fiber cement siding > deck (if no outdoor space exists) > bathroom remodel. Stop when your remaining renovation budget returns less than 80% ROI. **Step 3: Check your market.** The Cost vs. Value data is national. Markets vary significantly — a deck in Phoenix returns differently than a deck in Boston. Check what comparable recently sold homes in your zip code have, and match that baseline. [Which improvements increase home value](https://www.opendoor.com/articles/which-improvements-increase-home-value) in your specific market may differ from national averages. For detailed ROI breakdowns on specific projects, see [do new windows increase home value](https://www.opendoor.com/articles/do-new-windows-increase-home-value) and [do hardwood floors increase home value](https://www.opendoor.com/articles/do-hardwood-floors-increase-home-value). **Step 4: Get an offer before you renovate.** This is the step most sellers skip. Before spending $20,000 on a kitchen refresh, know what your home is worth as-is — and what it would be worth after. The delta tells you whether the renovation pays. Opendoor can give you a cash offer on your home before you make any improvements, so you can compare your options. For more tactics to boost your home’s market price, see our full guide on [how to increase your home’s value](https://www.opendoor.com/articles/how-to-increase-home-value). **Frequently asked questions** --- *Originally published at [https://www.opendoor.com/articles/what-renovations-increase-home-value-the-most](https://www.opendoor.com/articles/what-renovations-increase-home-value-the-most)*