# Which Home Improvements Increase Value Most? ROI Rankings for 2026 By Opendoor Editorial Team | 2026-04-29 Not all home improvements are created equal. Some projects return more than you spend. Others quietly drain your budget with little to show for it at closing. If you’re trying to figure out which improvements increase home value before listing — or just want your money working harder — the answer lives in the numbers. This guide ranks home improvements strictly by ROI percentage, using data from [Remodeling Magazine’s 2025 Cost vs. Value Report (published by Zonda/JLC)](https://www.jlconline.com/cost-vs-value/2025/). No opinion, no vague advice. Just cost-in vs. value-out, so you can make a decision based on what buyers actually pay for. ## Which home improvements increase value the most? The short answer: **curb appeal projects, followed by targeted kitchen updates and bathrooms.** Exterior projects have dominated the Cost vs. Value Report for several consecutive years because buyers form their opinion of a home before they walk through the door. A garage door replacement, new stone veneer, or a steel entry door all create immediate visual impact — and they cost a fraction of a full remodel. Inside the home, a minor kitchen remodel delivers better ROI than a major overhaul. Bathrooms tell a similar story: a mid-range bath remodel beats an upscale one every time on pure return. The three categories to focus on before selling: - **Curb appeal** — garage door, front entry, exterior cladding - **Kitchen** — minor remodel only; skip the gut renovation - **Bathrooms** — mid-range remodel or a bathroom addition The section below gives you the exact numbers. ## Home improvements ranked by ROI: the 2025 data The table below draws from the [2025 Cost vs. Value Report](https://www.jlconline.com/cost-vs-value/2025/), which aggregates data from real contractors and appraisers across hundreds of U.S. markets. ROI is calculated as resale value added ÷ project cost. | Improvement | Avg. Cost | Avg. Resale Value Added | ROI % | | --- | --- | --- | --- | | Garage door replacement | $4,672 | $12,526 | 268% | | Steel entry door replacement | $2,435 | $5,270 | 216% | | Manufactured stone veneer | ~$11,000 | ~$22,880 | 208% | | Fiber-cement siding replacement | ~$19,000 | ~$21,600 | 114% | | Minor kitchen remodel | $28,458 | $32,141 | 113% | | Backup power generator | ~$6,500 | ~$6,200 | 95% | | Wood deck addition | ~$17,000 | ~$16,130 | 95% | | Composite deck addition | ~$24,000 | ~$21,240 | 89% | | Midrange bath remodel | $26,138 | $20,910 | 80% | | Basement remodel | ~$57,500 | ~$40,800 | 71% | | Universal design bath remodel | ~$41,000 | ~$25,000 | 61% | | Major kitchen remodel (upscale) | ~$80,000–$160,000 | ~$41,600–$82,000 | ~51–52% | | Backyard patio addition | ~$12,000 | ~$5,500 | 46% | Source: [Remodeling Magazine / Zonda 2025 Cost vs. Value Report](https://www.jlconline.com/cost-vs-value/2025/). National averages; individual results vary significantly by market. **The key takeaway from this table: **Three of the top four highest-ROI projects are exterior, and they’re all relatively affordable. The garage door replacement — the single best-performing project in the report for the second consecutive year — costs under $5,000 and adds over $12,500 in resale value. That’s a 268% return. No interior remodel comes close. For a full picture of all the levers you can pull to improve your [home value](https://www.opendoor.com/articles/home-value-complete-guide), it’s worth understanding both physical improvements and market factors together. ## Kitchen improvements: what adds value vs. what doesn’t The kitchen is the most emotionally loaded room in any home sale — and the most dangerous place to overspend. ### Minor remodel: 113% ROI A minor kitchen remodel as defined by the Cost vs. Value Report involves replacing cabinet doors and drawer fronts (keeping existing cabinet boxes), installing new countertops, updating the sink and faucet, adding a new flooring surface, and replacing appliances with mid-grade models. Average cost nationally: $28,458. Average resale value added: $32,141. That’s 113% — meaning you recoup more than you spend. This is one of the very few interior projects that crosses the 100% threshold. ### Major remodel: ~52% ROI A major or upscale kitchen remodel — tearing out the layout, custom cabinetry, high-end appliances, quartz or stone counters throughout — costs anywhere from $80,000 to $160,000+ for a large kitchen. Resale value added? Roughly half what you spend. The gap between a minor and major kitchen remodel in ROI terms is enormous. Buyers pay for **clean, functional, and updated** — not custom. Unless you’re selling a luxury home in a luxury neighborhood where upscale kitchens are the market expectation, a minor remodel almost always pencils better. ### What doesn’t add kitchen value - High-end custom cabinetry in a mid-priced neighborhood - Commercial-grade appliances in a starter home - Layout changes that require moving plumbing or gas lines - Designer tile or finishes that reflect personal taste rather than broad appeal The rule: match your kitchen’s finish level to the neighborhood. Upgrading beyond the comp ceiling wastes money buyers won’t pay back. ## Bathroom improvements: ROI by project type Bathrooms are the second-most impactful interior category, but only when you match the project scope to your home’s price point. ### Bathroom addition: highest absolute value Adding a half bath where none exists (converting a closet, for example) adds roughly $13,000–$26,000 to a home’s resale value, depending on your market and home size. The cost runs $15,000–$30,000 for a basic addition. How much does adding a bathroom increase home value depends heavily on whether the home is under-bathed relative to its bedroom count — a 4-bedroom home with 1.5 baths has more to gain than a 3-bed/2-bath. ### Midrange bath remodel: 80% ROI A midrange bathroom remodel (5×7 ft, standard scope: new tub/shower surrounds, toilet, vanity, flooring) costs $26,138 nationally and adds $20,910 in resale value. The 80% ROI is the strongest of any bathroom remodel type in the Cost vs. Value data, and it’s a consistent performer across U.S. markets. ### Upscale bath remodel: 42% ROI Radiant heat floors, steam showers, freestanding soaking tubs, custom tilework. The upscale bath remodel averages a 42% ROI — barely half of what a mid-range remodel returns. The lesson is identical to the kitchen: buyers won’t pay dollar-for-dollar for luxury finishes in a typical price tier. ### Universal design bath remodel: 61% ROI Walk-in showers, grab bars, wider doorways — 61% ROI nationally. This remodel type is increasingly valued as the buyer pool ages, and it tends to appeal to a broader audience than an upscale aesthetic remodel. For more on how to strategically [increase your home’s value](https://www.opendoor.com/articles/how-to-increase-home-value) across categories, see the full guide. ## Curb appeal improvements with ROI data Curb appeal is where the real money is. Here’s why: a buyer’s emotional reaction happens in the first 15 seconds. First impressions affect perceived value far beyond what any single number can capture — and the data reflects that. ### Garage door replacement: 268% ROI The single highest-returning project in the 2025 Cost vs. Value Report. Average cost: $4,672. Average resale value added: $12,526. This is a replacement, not a custom build — a standard steel insulated garage door in an appropriate style for the home’s architecture. The jump from 194% ROI in 2024 to 268% in 2025 signals that buyer sensitivity to curb presentation continues to grow. ### Steel entry door replacement: 216% ROI A steel entry door with low-e glass sidelights, new lockset and deadbolt averages $2,435 and adds $5,270 in resale value. At 216% ROI, it’s the second-highest-returning project on the list — and one of the most visible changes a buyer sees. ### Manufactured stone veneer: 208% ROI Replacing wood or vinyl siding on the lower third of the front facade with manufactured stone veneer costs roughly $11,000 and adds approximately $22,880 in resale value. The 208% ROI reflects the strong visual impact of a material upgrade that reads as premium without requiring full-facade replacement. ### Fiber-cement siding: 114% ROI Full siding replacement with fiber-cement (Hardie board-style) is a significant project — $19,000 and up — but delivers 114% ROI. Works best for homes where existing siding is visually distressed or functionally compromised. ### Landscaping and exterior paint Landscaping doesn’t appear in the Cost vs. Value Report as a standalone line item, but agent surveys consistently rank it among the highest-impact curb appeal investments. A well-maintained lawn, trimmed beds, and seasonal plantings can add 5–15% to first impressions. For a detailed breakdown of [landscaping ROI](https://www.opendoor.com/articles/does-landscaping-increase-home-value), see the dedicated guide. New exterior paint — roughly $3,000–$5,000 for a professional job on a typical home — is widely cited by agents as one of the best dollar-for-dollar improvements a seller can make. It’s not tracked separately in Cost vs. Value, but it consistently appears in agent surveys as a top-5 pre-sale recommendation. ## Improvements that typically don’t pay off at resale Not every improvement is an investment. Several popular projects consistently underperform — and understanding why is as important as knowing what works. ### Swimming pools: generally negative ROI A swimming pool costs $40,000–$100,000+ to install. Most appraisers add $5,000–$15,000 for a pool in a market where pools are standard; in markets where they’re unusual, the addition may add nothing — or actively narrow your buyer pool. Maintenance costs, safety concerns for families with young children, and the liability of pool ownership mean many buyers discount rather than premiumize a pool. Exceptions: luxury homes, warm-weather markets (Florida, Arizona, Southern California) where pools are near-standard, and high price tiers where buyers expect them. ### High-end finishes in average-priced neighborhoods The comp ceiling is real. If your neighborhood’s average sale price is $350,000, a $60,000 kitchen remodel with custom cabinetry and commercial appliances won’t produce $60,000 in additional value. Appraisers look at comparable sales. Buyers compare your home to what else is available in that price range. Over-improving relative to your market is one of the most common seller mistakes. ### Sunrooms and room additions A sunroom addition averages $75,000+ and returns roughly 30–50% in most markets. The cost of creating conditioned, permitted square footage is high, and buyers rarely pay for it at a 1:1 ratio unless the home is genuinely under-square for the neighborhood. ### Highly personalized improvements Wine cellars, home theaters with specialized acoustic treatment, bold paint colors, custom murals. These improvements have value to the person who installed them. They do not have equivalent value to the average buyer, and in some cases create liability (having to disclose or remediate before closing). ## How to prioritize improvements before selling If you’re getting ready to list, the prioritization framework is straightforward: **Start with what buyers see first.** - **Curb appeal **(garage door, front door, landscaping, exterior paint) — these create the first impression and have the highest ROI in the data. Do these before anything else. - **Kitchen **— only a minor remodel. If the kitchen is functionally dated (laminate that’s peeling, appliances from 2005, cabinet doors that don’t close properly), update it. If it’s merely not your style, leave it. - **Bathrooms **— fix anything that fails: grout, caulking, fixtures. If a full remodel is warranted, keep it mid-range. A new roof, if yours is near end of life, belongs here too — see the full breakdown on new roof ROI for when it’s worth doing vs. pricing accordingly. - **Deferred maintenance **— replace a failing HVAC, fix water intrusion, address anything that will show up on an inspection report. These aren’t improvements; they’re minimums. Buyers will discount for them in negotiation, and inspectors will flag them. - **Skip everything else **— pools, room additions, custom finishes. There isn’t enough time before listing to recover those costs, and buyers in most markets won’t pay for them anyway. The underlying principle: buyers discount for problems, but they rarely pay a full premium for upgrades. Every dollar of repair prevents a $3–$5 negotiation concession. Every dollar of over-improvement returns $0.40–$0.50. **Frequently asked questions** --- *Originally published at [https://www.opendoor.com/articles/which-improvements-increase-home-value](https://www.opendoor.com/articles/which-improvements-increase-home-value)*