Not all home improvements are created equal. Some renovations pay for themselves and then some, while others recover only a fraction of their cost. Here’s the data on what’s worth it.
Highest ROI Home Improvements (2026)
| Project | Average Cost | Value Added | ROI |
|---|---|---|---|
| Garage door replacement | $4,513 | $8,751 | 194% |
| Steel entry door replacement | $2,355 | $4,430 | 188% |
| Manufactured stone veneer | $11,287 | $17,291 | 153% |
| Minor kitchen remodel | $28,279 | $27,149 | 96% |
| Siding replacement (fiber cement) | $22,093 | $19,626 | 89% |
| Window replacement (vinyl) | $21,264 | $17,611 | 83% |
| Siding replacement (vinyl) | $18,662 | $15,119 | 81% |
| Bathroom remodel (midrange) | $25,251 | $19,441 | 77% |
| Deck addition (wood) | $19,856 | $14,695 | 74% |
| Roofing replacement (asphalt) | $32,594 | $22,814 | 70% |
Lowest ROI Home Improvements
| Project | Average Cost | Value Added | ROI |
|---|---|---|---|
| Major kitchen remodel (upscale) | $158,000+ | $79,000 | 50% |
| Master suite addition (upscale) | $175,000+ | $78,000 | 45% |
| Bathroom addition (upscale) | $115,000+ | $55,000 | 48% |
| Swimming pool (in-ground) | $80,000-$150,000 | $40,000-$55,000 | 40-55% |
| Home office | $35,000-$60,000 | $17,000-$25,000 | 42-50% |
| Sunroom addition | $50,000-$80,000 | $25,000-$35,000 | 45-50% |
| Garage to living space conversion | $15,000-$40,000 | $7,000-$15,000 | 40-50% |
ROI by Category
Kitchen Remodels
| Type | Cost Range | Typical ROI | What It Includes |
|---|---|---|---|
| Cosmetic refresh | $5,000-$15,000 | 80-100% | Paint, hardware, lighting, backsplash |
| Minor remodel | $25,000-$40,000 | 85-96% | Reface cabinets, new countertops, appliances, flooring |
| Major remodel (midrange) | $40,000-$80,000 | 60-75% | New cabinets, countertops, appliances, layout changes |
| Major remodel (upscale) | $80,000-$160,000+ | 40-55% | Custom everything, structural changes, premium materials |
Rule of thumb: Spend no more than 5-15% of your home’s value on a kitchen remodel.
Bathroom Remodels
| Type | Cost Range | Typical ROI | What It Includes |
|---|---|---|---|
| Cosmetic refresh | $3,000-$8,000 | 75-90% | Paint, fixtures, mirror, lighting |
| Midrange remodel | $20,000-$35,000 | 70-80% | New vanity, tile, tub/shower, toilet, flooring |
| Upscale remodel | $40,000-$75,000 | 50-65% | Heated floors, frameless glass, premium fixtures |
| Full addition | $60,000-$120,000 | 45-55% | Adding a new bathroom where none existed |
Exterior Improvements
| Project | Cost Range | Typical ROI | Best For |
|---|---|---|---|
| Landscaping | $3,000-$15,000 | 100-200% | Curb appeal, first impressions |
| Exterior painting | $3,000-$7,000 | 80-100% | Refreshing outdated colors |
| Front door replacement | $2,000-$5,000 | 150-190% | First impression, energy efficiency |
| Garage door | $3,500-$6,000 | 150-195% | Curb appeal on a budget |
| New driveway | $4,000-$10,000 | 50-80% | If current is severely damaged |
| Fence installation | $3,000-$10,000 | 50-70% | Privacy, pets, families |
| Deck/patio | $10,000-$30,000 | 60-80% | Outdoor living space |
Budget-Friendly High-ROI Projects
| Project | Cost | Estimated ROI | DIY Possible? |
|---|---|---|---|
| Fresh interior paint | $200-$400/room (DIY) | 100-200% | Yes |
| Replace cabinet hardware | $100-$300 | 100%+ | Yes |
| Update light fixtures | $200-$1,000 | 75-100% | Yes |
| Deep clean + declutter | $0-$200 | Infinite—costs almost nothing | Yes |
| Landscaping/mulch | $200-$500 | 100-200% | Yes |
| Refinish hardwood floors | $1,500-$3,500 | 100%+ | Sometimes |
| Power wash exterior | $100-$400 | 100%+ | Yes |
| Smart thermostat | $150-$300 | 85-100%+ | Yes |
Energy Efficiency Improvements
| Upgrade | Cost | Annual Savings | Payback Period | Home Value Increase |
|---|---|---|---|---|
| Attic insulation | $1,500-$3,500 | $200-$500 | 3-7 years | $2,000-$4,000 |
| Window replacement (vinyl) | $15,000-$25,000 | $200-$500 | 30-50+ years | $12,000-$18,000 |
| Solar panels | $15,000-$25,000 (after tax credit) | $1,200-$2,400 | 7-12 years | $15,000-$25,000 |
| Heat pump HVAC | $5,000-$12,000 | $500-$1,500 | 5-10 years | $5,000-$10,000 |
| Energy-efficient appliances | $3,000-$8,000 | $100-$300 | 10-30 years | Marginal |
| LED lighting throughout | $150-$500 | $75-$200 | 1-3 years | Marginal |
When NOT to Renovate
| Situation | Why |
|---|---|
| Selling within 1-2 years | Minor cosmetic updates only—major renos won’t be recouped |
| Over-improving for neighborhood | A $100K kitchen in a $250K neighborhood won’t return well |
| Borrowing at high interest | 8%+ HELOC/loan rate eats into any ROI |
| Trendy/niche features | Hot tubs, wine cellars, bowling lanes appeal to limited buyers |
| Removing bedrooms | Converting bedrooms to offices/gyms reduces value |
| Removing the garage | Garage space is highly valued |
Renovation Budget by Home Value
| Home Value | Max Kitchen Budget | Max Bathroom Budget | Max Total Renovation |
|---|---|---|---|
| $250,000 | $12,500-$37,500 | $6,250-$12,500 | $25,000-$50,000 |
| $400,000 | $20,000-$60,000 | $10,000-$20,000 | $40,000-$80,000 |
| $600,000 | $30,000-$90,000 | $15,000-$30,000 | $60,000-$120,000 |
| $800,000 | $40,000-$120,000 | $20,000-$40,000 | $80,000-$160,000 |
| $1,000,000 | $50,000-$150,000 | $25,000-$50,000 | $100,000-$200,000 |
Pre-Sale Renovations That Sell Faster
| Project | Cost | Impact on Sale |
|---|---|---|
| Professional staging | $1,500-$5,000 | Homes sell 3-10 days faster |
| Deep cleaning | $200-$500 | Essential—dirty homes repel buyers |
| Neutral paint (walls and trim) | $1,500-$4,000 | Broadens buyer appeal |
| Fix all visible defects | Varies | Removes objections from buyers |
| Landscaping and curb appeal | $500-$3,000 | First impression drives showings |
| Update kitchen hardware and lighting | $500-$1,500 | Modern look at minimal cost |
| Professional photography | $150-$400 | Listings with pro photos get 118% more views |
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