Home / Best ROI
Which home improvements add the most value?
Short answer: the cheap, visible ones. garage door replacement, steel entry door replacement, manufactured stone veneer lead the list. The full ranking below updates for your state.
| # | Project | Level | ||||
|---|---|---|---|---|---|---|
| 1 | Garage door replacement Exterior | $4,300 | $8,342 | $4,042 | 194% | |
| 2 | Steel entry door replacement Exterior | $2,400 | $4,512 | $2,112 | 188% | |
| 3 | Manufactured stone veneer Exterior | $11,000 | $16,830 | $5,830 | 153% | |
| 4 | New hardwood flooring Interior | $7,500 | $8,850 | $1,350 | 118% | |
| 5 | Attic insulation (fiberglass) Systems | $2,400 | $2,400 | $0 | 100% | |
| 6 | Landscaping refresh Outdoor | $6,000 | $6,000 | $0 | 100% | |
| 7 | Minor kitchen remodel Kitchen | $27,500 | $26,400 | −$1,100 | 96% | |
| 8 | Fiber-cement siding replacement Exterior | $20,600 | $18,334 | −$2,266 | 89% | |
| 9 | Deck addition (wood) Outdoor | $18,000 | $14,940 | −$3,060 | 83% | |
| 10 | Vinyl siding replacement Exterior | $17,400 | $13,920 | −$3,480 | 80% | |
| 11 | Bathroom remodel (midrange) Bath | $25,300 | $18,722 | −$6,578 | 74% | |
| 12 | Basement finishing Interior | $55,000 | $38,500 | −$16,500 | 70% | |
| 13 | Heat pump HVAC conversion Systems | $18,000 | $12,240 | −$5,760 | 68% | |
| 14 | Window replacement (vinyl) Exterior | $21,300 | $14,271 | −$7,029 | 67% | |
| 15 | Deck addition (composite) Outdoor | $25,000 | $16,500 | −$8,500 | 66% | |
| 16 | Window replacement (wood) Exterior | $25,000 | $16,000 | −$9,000 | 64% | |
| 17 | Paver patio addition Outdoor | $12,000 | $7,200 | −$4,800 | 60% | |
| 18 | Solar panel system Systems | $25,000 | $15,000 | −$10,000 | 60% | |
| 19 | Roof replacement (asphalt) Exterior | $30,700 | $17,499 | −$13,201 | 57% | |
| 20 | Bathroom addition Addition | $64,000 | $33,920 | −$30,080 | 53% | |
| 21 | Universal design bathroom Bath | $42,000 | $21,840 | −$20,160 | 52% | |
| 22 | Major kitchen remodel (midrange) Kitchen | $80,000 | $40,000 | −$40,000 | 50% | |
| 23 | Roof replacement (metal) Exterior | $49,000 | $23,520 | −$25,480 | 48% | |
| 24 | Bathroom remodel (upscale) Bath | $80,000 | $36,000 | −$44,000 | 45% | |
| 25 | In-ground pool Outdoor | $65,000 | $27,950 | −$37,050 | 43% | |
| 26 | Major kitchen remodel (upscale) Kitchen | $158,000 | $56,880 | −$101,120 | 36% | |
| 27 | Primary suite addition Addition | $170,000 | $59,500 | −$110,500 | 35% |
The level bar's centre mark is 100% recouped. Planning estimates; see methodology.
Best home improvements for your budget
Have a number in mind? Slide the budget and the planner picks the mix of projects that adds the most resale value without going over it, for your state and home value above.
Notice how a small budget goes almost entirely to exterior jobs, and a bigger one adds a kitchen or bath refresh. Past a point, extra money buys projects that recoup less and less.
Flipping instead? Run the full deal through the fix and flip calculator.
- Garage door replacement$4,300 → $8,342
- Steel entry door replacement$2,400 → $4,512
- Manufactured stone veneer$11,000 → $16,830
- New hardwood flooring$7,500 → $8,850
- Attic insulation (fiberglass)$2,400 → $2,400
Picks the mix that adds the most resale value without going over budget, one option per room (e.g. one kitchen level). Major and upscale kitchens are excluded because they rarely win on value per dollar.
Patterns in the ranking
Small and visible beats big and personal
The projects at the top share three traits: they cost less than about $12,000, they change the front of the house, and they are hard to get wrong. A buyer who pulls up to a new garage door and front door assumes the rest has been looked after too.
Kitchens and baths pay back when kept midrange
A kitchen remodel or bathroom remodel fixes the rooms buyers inspect hardest. The midrange version recoups a large share; the upscale version adds more dollars but a much smaller percentage.
Additions add space, not profit
An addition or finished basement gives you square footage you can live in. Of the two, finishing a basement returns far more because the foundation and roof already exist.
Some projects prevent a discount rather than earn a premium
A new roof or HVAC system ranks mid-table on percentage, but an old one can cost you far more at the negotiating table after inspection.
Frequently asked questions
What home improvement adds the most value?
By percentage recouped, a garage door replacement and a new steel entry door usually top the list, often returning more than they cost. By total dollars added, large projects such as a major kitchen remodel or an addition add more value but cost far more than they return.
What renovations add the least value?
Upscale remodels, primary suite additions and in-ground pools typically recoup the smallest share. Highly personal choices (bold tile, niche rooms) can even narrow your buyer pool.
Do interior or exterior projects pay back better?
Exterior projects generally recoup a larger share because they change the first impression and listing photos at relatively low cost. Kitchens and bathrooms are the interior exceptions when kept midrange.
What is the 30% rule for renovations?
A common rule of thumb (not a formal standard) is to keep total renovation spending under about 30% of your home's value, so you do not over-improve for the neighborhood. Lenders apply a similar idea through loan-to-value limits on renovation loans.
How can I increase my home value by $50,000?
Almost never with one cosmetic project. Because most projects recoup less than they cost, adding $50,000 of value usually means spending more than $50,000, spread across several projects. Set the budget planner on this page to your number to see the best mix. Projects that add a bedroom or bathroom can move value more than finishes, and a local agent can tell you what buyers in your price band expect.
Do new windows increase home value?
Yes, but they usually recoup about two-thirds of their cost at sale. Their stronger case is comfort and lower energy bills while you live there.
Does landscaping increase home value?
Basic lawn care and a tidy front yard are among the best-recovered outdoor projects in realtor surveys such as the NAR Remodeling Impact report. Elaborate hardscape and irrigation recover much less.
What should I fix before selling a house?
Anything an inspector will flag (roof leaks, electrical hazards, water damage) plus cheap cosmetic work: paint, lighting, landscaping and the front door. These prevent price cuts more than they create premiums.