Home Upgrades That Actually Boost Resale Value (And Ones That Don't)

Ready to raise your home’s value before selling?

We all hope our renovations will pay for themselves. The reality… most don’t even come close.

In fact…

Some improvements can actually decrease value. While others come close to earning back 200%.

You can avoid thousands in losses by learning which home projects are winners and which are losers.

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Which Home Improvements Have The Highest Payoff?

Not every home improvement is created equal.

We gathered data from across the internet (including Zonda’s Cost vs Value Report) and found exterior projects reliably beat interior renovations year after year.

By a lot.

Here are the top three improvements with the highest return on investment (ROI):

Garage door replacement – 194%
Steel entry door replacement – 188%
Manufactured stone veneer – 153%

Wow!

Why do these three win?

They dramatically increase curb appeal while costing far less than things like kitchen remodels or master suite additions.

Take garage door replacements. They cost about $4,500 on average but return nearly $8,750.

Nearly double what you spend.

Why does curb appeal matter?

Most buyers decide if they want to pursue a house within the first few seconds of pulling into the driveway. A new garage door and entry door lets buyers know you took care of the home. This builds instant trust.

Is Roof Repair Worth It?

Here’s another truth most homeowners don’t know…

A damaged roof stops sales in their tracks. Buyers see roofing issues as major deal killers that decrease offers or cause deals to fall through.

That’s why you MUST repair your roof in Lacey if yours is showing shingle loss, staining, damaged valleys, or other signs of wear. Even minor roof repairs can make buyers think twice.

Don’t risk it.

Here’s how roofing compares to other projects when it comes to ROI:

Depending on the material, homeowners average between 60% and 70% ROI on replacement roofing. Asphalt shingles net around 57% while metal roofing falls around 48%.

Compared to garage doors, that doesn’t seem very impressive. But keep reading…

Your roof protects more than resale value.

It also offers buyers peace of mind that they aren’t buying into a money pit. Other benefits include:

✅ Lower insurance rates (typically 5%-35% savings) ✅ Decreased energy bills from proper insulation ✅ Fewer repairs after closing ✅ Quicker sales (no roofing issues on inspection)

Return on investment isn’t the only way roof repairs help you sell smart.

They also eliminate barriers that stand in the way of your home selling. Would you rather buyers walk away, or pay list price because your roof was shiny and new?

What Home Improvements Cost You Money

Ok, now it’s time to talk about…

ROI-draining projects.

No one likes to hear what they can’t spend their money on. But that doesn’t make it pointless.

Before you buy a new can of paint, go through this list. Here are renovations that look good on paper but fail to generate profit in the real world.

Kitchen remodels take the cake as the biggest money pit.

Upscale remodels average around $158,000 and only add $60,000 to your home’s value. That’s an awful 38% ROI. Midrange kitchen remodels do only slightly better.

But it’s still a net loss.

Here are four more home improvements that will cost you money if you’re trying to sell:

Swimming pools – Nice to have but only recover 51% of your investment.
Finished attics – Cost about $80,000 and gain you just $45,000.
Bathroom additions – Only net you back 33% to 35% of cost.
Adding a primary suite – Recovers just 24% to 36% of costs.

Big interior remodeling jobs are never winners.

And never will be.

Why?

Simple. The cost to upgrade outweighs what your local buyers are willing to pay. You can’t expect someone shopping for a $400,000 home to write you a $500,000 check because you upgraded the kitchen.

Don’t let this dream move homeownership goals fail you.

Remember…

Inside projects rarely pay for themselves if you’re trying to sell.

How Can You Know Where To Spend?

The easiest way to spend your renovation budget wisely is to start at the front of the house. Think curb appeal, curb appeal, curb appeal.

Here is our recommended priority list:

Replace your garage door. Period. Highest ROI of any home improvement project at 194%.
Install a steel entry door. Costs less than $2,500 and offers 188% ROI.
Repair your roof. Don’t sell with roof problems. Take care of them before listing.
Add manufactured stone veneer. Great exterior project with 153% ROI.
Fresh paint. Pick neutral colors. Cheap and makes your home feel cleaner.

Minor remodels beat major renovations almost every time.

For example, a minor kitchen remodel costs about $35,000 but gets you back $33,500. That’s nearly a 96% return.

Compare that to the 38% you’ll make back from tearing your kitchen down to the studs.

And it’s the same story with bathrooms.

Midrange remodels earn back 74%. Upscale additions? A measly 33%.

See the pattern?

Small improvements that freshen up the space and make homes safer, more updated and functional beat the large money pits every single time.

Common Remodeling Mistakes To Avoid

We also want to mention a few remodeling mistakes you should avoid before we wrap up.

Bold colors are a big NO.

Red kitchens and green bathrooms are downright scary. They make buyers think and consider repainting costs. If you must paint, stick with neutral tones everyone will love.

DIY renovations are risky.

Unpermitted work lowers your home value and scares buyers during the inspection. Don’t worry about saving a few bucks. Hire licensed professionals and get permits.

Over-improving is the worst.

Putting in a $100,000 kitchen when most homes in your neighborhood sell for $400,000 doesn’t do you any favors. You now look overpriced next to the comps. Improve your home based on neighborhood standards.

Adding or removing bedrooms/garages is a bad idea.

Buyers search by minimum bedrooms. Converting a bedroom to a closet or an office hurts your sale. Likewise, most buyers need their garage for parking. Removing them limits who can buy your home.

How To Increase Home Value: The Takeaway

Some home improvements increase home value. Others leave you out of luck.

If you’re renovating to sell, concentrate on projects that boost curb appeal. New garage doors, steel entry doors and stone veneer are guaranteed to net you the biggest return on your investments.

Roof repairs may not earn you a huge ROI but they prevent small repairs from becoming deal-breakers.

Then there are money pits to avoid.

Unless you plan on living in your home for awhile, avoid costly kitchen remodels, master suite additions and anything involving a swimming pool.

Quick recap on how to raise home value by renovating: