Home improvement value calculator

What home improvements add the most value?

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Use our data on thousands of recently sold homes to see which how home improvement, renovation, and remodeling projects can have the biggest increase on your home value.

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Add a 2nd or 3rd bedroom increasing the above-ground living space of your home by at least 150 square feet. Typically bedrooms must have a closet, window, and door.

Converting existing living space into a 2nd or 3rd bedroom (e.g. by adding a closet) with no change in total square feet for the home.

​​Convert existing space into a new full bathroom with separate tub and shower. Upgrade countertops and fixtures. No change to total square footage of the home.

​​Convert existing space into a half bathroom. A half bathroom typically has only one toilet and one sink. We assume no change to total square feet.

​​Upgrade to granite countertops and stainless steel appliances. We assume at least the oven and microwave are upgraded to stainless steel. Install an island and new cabinets.

Convert the flooring in the main home area (kitchen, living room, dining room) to hardwood.

Add 150 square feet of above-ground living space.

Add a fully enclosed garage space that is attached to your home.

Finish 700 square feet of basement space; add insulation, drywall, lighting and emergency escape window or door.

Add an in-ground swimming pool.

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​​The accuracy of this tool and its applicability to your circumstances are not guaranteed. This calculator is offered for educational purposes only, and is not a substitute for professional advice. By referencing data from this tool, you agree to cite Opendoor as the data source and provide a link back to this page.

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Understanding the data behind home improvements

Using our proprietary valuation model along with teams of local pricing experts, we’re able to isolate individual features of homes and understand how improvements to those features can increase the overall value of a home.

The value of making a home improvement varies significantly by two dimensions: your current home value and your location.

Adding value depends on your current home value

In general, remodeling a lower-priced home has a bigger percentage increase on the home’s value than remodeling a higher-priced home. Remodeling a kitchen is a great example.

Based on our data, if you remodel a kitchen in Denver and your home value is less than $500,000, you’d see an average increase of about 6%. The same project for a more expensive home would have an average increase of about half, 3%.

Why the difference? It could be because the value of a home’s features follows the same principles of supply and demand. If fewer homes at lower price points have upgraded features, then larger remodeling projects like adding wood floors or updating a kitchen or bathroom make the home stand out.

However, expensive homes have remodeling potential, too. Across many cities our data show that projects like adding a bedroom, adding living space, or adding a pool have a relatively higher increase on more expensive homes than other projects. Keep in mind, a project’s value also depends on the market you’re in.

Home improvement value is all about location

Finishing a basement is a great example of how your location impacts the value of a home improvement project. In Portland, finishing a basement adds a lot more to your resale value than in any other market. This is a unique quirk in the Portland market where there happens to be strong demand for extra basement space, much more than say Dallas or Atlanta.

There are more obvious regional trends like adding a pool in Phoenix, Tampa, and Las Vegas versus Minneapolis, but check out adding a full bathroom in the Southeast, and maybe think carefully before remodeling your kitchen in those same markets.

The map below shows how the value added by a home improvement project varies based on the location.

How to choose home improvements with the best ROI

Using our home improvement calculator to estimate how much value a project adds before you take on a big project, can make it easier to negotiate with contractors, as well as understand whether or not it pays to invest your time and money.

It’s important to remember that “adding value” is not the same as return on investment (ROI), which is the amount of money you pocket after all of your costs. Understanding how much a project could potentially add to your home’s resale value is the first step in determining whether or not the investment will pay off. The second step is understanding the costs.

For example, in Phoenix a kitchen remodel can add $23,000 to your home’s value, but the median cost of renovating a kitchen is about $15,000, according to the most recent American Housing Survey. Local costs will vary, but in this example the return on remodeling a kitchen in Phoenix would be estimated at just over $8,000.

How to calculate the ROI for a kitchen remodel

Home value before remodel $200,000
Home value after remodel $223,000 (+$23,000)
Cost of remodeling a kitchen -$15,000
Return on Investment (ROI) $8,000 (+53%)

Even if the ROI of a project is negative—as it might be for more expensive homes—you’ll also want to consider how much you’ll enjoy the upgrade yourself. While some homeowners want to maximize ROI, others may prefer to increase the quality of life in their home while still increasing their home’s value.