Key Takeaways
- Expert insights on home improvements that add value: 2026 roi guide (data-backed)
- Actionable strategies you can implement today
- Real examples and practical advice
Home Improvements That Add Value: 2026 ROI Guide (Data-Backed)
Meta Description: Which home improvements actually add value? Data-backed ROI for every major project, plus what NOT to do before selling.
Target Keywords: home improvements that add value, best ROI home projects, home improvements with highest ROI
Everyone says their favorite project "adds value." But most home improvements don't return 100% of what you spend—and some barely move the needle.
Here's what actually pays back in 2026, based on real data. Plus the projects that feel valuable but aren't.
TL;DR: Best ROI Home Improvements
| Project | Average Cost | Resale Value Added | ROI |
|---|---|---|---|
| Garage door replacement | $4,500 | $4,200 | 93% |
| Manufactured stone veneer | $11,000 | $10,100 | 92% |
| Minor kitchen remodel | $27,000 | $22,500 | 83% |
| Siding replacement (fiber cement) | $22,000 | $17,600 | 80% |
| Window replacement (vinyl) | $20,000 | $15,000 | 75% |
| Deck addition (wood) | $18,000 | $12,600 | 70% |
| Entry door replacement (steel) | $2,200 | $1,500 | 68% |
| Bathroom remodel (mid-range) | $25,000 | $16,250 | 65% |
| Major kitchen remodel | $80,000 | $44,000 | 55% |
| Primary suite addition | $175,000 | $87,500 | 50% |
Source: Remodeling Magazine Cost vs. Value Report, adjusted for 2026 market conditions.
The Top 5 Best ROI Projects
1. Garage Door Replacement (93% ROI)
Cost: $4,000–$5,500 Value added: $4,000–$5,000
Why it works:
- Massive curb appeal impact
- Relatively cheap
- Everyone sees it first
- Old garage doors look terrible
Best choice: Insulated steel with windows. Modern, clean, energy efficient.
2. Manufactured Stone Veneer (92% ROI)
Cost: $10,000–$15,000 Value added: $9,500–$14,000
This is partial stone facing on the lower third of your home's exterior.
Why it works:
- Transforms curb appeal
- Signals "quality" to buyers
- Durable with no maintenance
- Works on most home styles
Best application: Replace bottom 36" of siding on front facade only.
3. Minor Kitchen Remodel (83% ROI)
Cost: $20,000–$35,000 Value added: $18,000–$28,000
"Minor" means:
- Reface or paint existing cabinets
- New countertops
- New appliances
- Updated hardware and fixtures
- No layout changes
Why it works:
- Kitchens sell houses
- Looks transformed, costs less
- Buyers can move right in
- No structural risk
4. Siding Replacement (80% ROI)
Cost: $18,000–$30,000 Value added: $15,000–$24,000
Why it works:
- Curb appeal dominates first impressions
- Signals "well-maintained" to buyers
- Often reveals and fixes underlying issues
- Energy efficiency boost
Best choice: Fiber cement (HardiePlank) over vinyl. Lasts longer, looks better.
5. Entry Door Replacement (68–85% ROI)
Cost: $2,000–$5,000 Value added: $1,400–$4,000
Steel doors at the low end, fiberglass with glass at the high end.
Why it works:
- First thing buyers touch
- Security and energy efficiency
- Cheap upgrade with outsized impact
Projects With Decent ROI (60–75%)
Bathroom Remodel (Mid-Range)
Cost: $20,000–$30,000 | ROI: 65–70%
A refreshed bathroom is expected, not exciting. Buyers deduct for outdated baths but don't add much for nice ones.
Best approach: Clean, modern, neutral. Don't over-customize.
Window Replacement
Cost: $15,000–$25,000 | ROI: 70–75%
Replacing old, drafty windows helps—especially in markets where energy efficiency matters.
Reality check: Vinyl windows return more than wood because they cost less. The value added is similar.
Deck Addition
Cost: $15,000–$25,000 | ROI: 65–70%
Outdoor living space matters, especially post-2020.
Best ROI: Wood deck over composite. Composite lasts longer but costs more, and buyers don't pay the difference.
Projects With Poor ROI (Under 60%)
Major Kitchen Remodel
Cost: $60,000–$150,000 | ROI: 50–55%
Wait, what? Everyone says kitchens add value.
They do—but expensive kitchens don't return their cost. A $100,000 kitchen adds ~$55,000 in value.
Why: Over-improvement. Your kitchen can only be worth so much relative to the neighborhood.
Primary Suite Addition
Cost: $100,000–$250,000 | ROI: 45–55%
Adding a primary suite costs a fortune and recovers barely half.
When it makes sense: If your home is missing a primary suite entirely, adding one fixes a fundamental flaw.
Backyard Landscaping
Cost: $15,000–$50,000 | ROI: 40–50%
Curb appeal landscaping? Great ROI. Backyard paradise? Not so much.
Why: Buyers don't pay for your taste in plants. They see maintenance.
Pool Addition
Cost: $50,000–$100,000+ | ROI: 30–50%
Pools are a lifestyle choice, not an investment.
- Some buyers love them
- Many buyers see liability and maintenance
- Insurance costs go up
- Only valuable in hot climates with pool culture
Our take: Add a pool if you want a pool. Don't expect to recoup the cost.
Home Office Conversion
Cost: $10,000–$30,000 | ROI: 40–50%
The pandemic made home offices popular, but buyers want flexibility.
Better approach: Stage a room as an office. Don't permanently convert a bedroom.
What NOT to Do Before Selling
1. Over-Personalized Renovations
That bright red accent wall or unique tile pattern? Buyer turnoffs.
2. Pool Installation
Unless you're in Phoenix or South Florida, pools are polarizing.
3. Converting Bedrooms
Turning a bedroom into a gym or office reduces bedroom count. That's a problem.
4. Luxury Upgrades in Modest Homes
A $50,000 kitchen in a $300,000 home is over-improvement. You won't get it back.
5. DIY That Looks DIY
Bad tile work, uneven paint, crooked trim—buyers notice. And deduct.
The Real ROI Framework
ROI percentages are useful but incomplete. Here's how to actually think about it:
1. Fix Problems First
Foundation issues, roof leaks, HVAC failures—these must be fixed regardless of ROI. Buyers will discover them and discount heavily.
2. Match the Neighborhood
Don't have the nicest house on the block. Over-improvement caps your value.
3. Curb Appeal Is Outsized
First impressions set expectations. Garage door + landscaping + entry door = big impact, relatively low cost.
4. Kitchens and Baths Move Homes
Not because of ROI—because buyers make emotional decisions in these rooms.
5. Don't Renovate Just to Sell
If you're selling in 6 months, do cosmetic updates only. Paint, clean, declutter.
Best ROI If You're Staying
Different calculus if you're staying 5+ years:
| Project | Enjoyment Value | Long-Term ROI |
|---|---|---|
| Kitchen remodel | High (daily use) | Moderate |
| Bathroom remodel | High (daily use) | Moderate |
| Basement finishing | High (adds living space) | Good |
| Deck/patio | High (lifestyle) | Moderate |
| Pool | High (if you use it) | Poor |
| Landscaping | Medium | Poor |
The real calculation: How much will you enjoy it × years remaining ÷ cost.
How to Finance Home Improvements
For projects with solid ROI, financing often makes sense:
| Project Budget | Best Financing Option |
|---|---|
| Under $10,000 | Cash, 0% credit card, or personal loan |
| $10,000–$50,000 | HELOC (flexibility, lower rates) |
| $50,000+ | Home equity loan (fixed rate) or HELOC |
Why HELOC works for improvements: You're adding value to your home while borrowing against it. If ROI is 70%+, you're building equity.
Learn more: How to finance home renovation
The Bottom Line
Most home improvements return 50–80% of their cost at sale. Only a few hit 90%+.
Best ROI projects:
- Garage door (90%+)
- Stone veneer (90%+)
- Minor kitchen remodel (80%+)
- Siding (80%)
- Entry door (70–85%)
Worst ROI projects:
- Pools (30–50%)
- Over-customization (negative)
- Luxury in modest neighborhoods (50%)
The real lesson: Do projects you'll enjoy, budget appropriately, and don't expect to get 100% back. That's not how it works.
Ready to fund your home improvement project? See how much equity you can access with HonestCasa.
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