Which home improvements have the highest ROI?

Garage door replacement, minor kitchen remodels, manufactured stone veneer, and entry door replacement consistently rank at the top, often returning 90–100%+ of project cost at sale. Mid-range bathroom remodels and deck additions also perform well at 60–75% ROI.

Does ROI vary by location?

Yes, significantly. A kitchen remodel in San Francisco or New York may return more in absolute dollars than the same remodel in rural Ohio, but the percentage ROI can go the other way. Local market conditions, buyer expectations, and competing inventory all affect what improvements translate to value at sale.

Should ROI be the only factor in my home improvement decision?

No. If you plan to live in the home for many years, personal enjoyment and quality of life are valid reasons to invest in improvements that may not maximize ROI at resale. ROI data is most relevant if you're planning to sell within 1–5 years.

2026 Data — 90 Projects

Home Improvement ROI Guide

Which projects actually pay back when you sell? We analyzed 90 home improvements by return on investment so you can spend smarter and avoid costly mistakes.

Planning estimates: These figures are illustrative comparisons, not verified local quotes or guaranteed resale returns. ROI represents the estimated percentage of project cost recovered at sale. Actual results vary significantly by local market, project quality, and home condition. Request itemized quotes and consult a local real estate professional before making an investment decision.

Excellent ROI (100%+) Strong ROI (70–99%) Good ROI (40–69%) Lower ROI (<40%)

91 projects shown

Project	Category	Avg. Cost	Value Added	ROI	Rating
Garage Door Replacement	Exterior	$4,500	$8,751	194%	Excellent
Manufactured Stone Veneer (façade)	Exterior	$11,287	$17,291	153%	Excellent
Entry Door Replacement — Steel	Exterior	$2,355	$3,507	149%	Excellent
Smart Thermostat Installation	Energy	$350	$500	143%	Excellent
EV Charger Installation (Level 2)	Energy	$1,200	$1,600	133%	Excellent
Landscaping — Curb Appeal Package	Exterior	$5,000	$6,200	124%	Excellent
Asphalt Driveway Resurfacing	Exterior	$2,500	$3,000	120%	Excellent
Heat Pump Installation (replace old AC)	Energy	$8,500	$9,800	115%	Excellent
Interior Paint — Full Home	Interior	$3,500	$3,800	109%	Excellent
Mold Remediation	Structural	$3,000	$3,200	107%	Excellent
Exterior Paint	Exterior	$4,500	$4,700	104%	Excellent
Window Replacement — Vinyl (whole home)	Exterior	$17,000	$17,400	102%	Excellent
Minor Kitchen Remodel (cosmetic)	Kitchen	$27,000	$26,406	96%	Strong
Attic Insulation Upgrade	Energy	$2,400	$2,300	96%	Strong
Crawl Space Encapsulation	Structural	$4,500	$4,200	93%	Strong
Pest Control — Termite Remediation	Structural	$3,000	$2,800	93%	Strong
Foundation Crack Repair	Structural	$4,500	$4,000	89%	Strong
Fiber Cement Siding Replacement	Exterior	$19,626	$17,129	87%	Strong
Deck Addition — Wood	Exterior	$17,051	$14,596	83%	Strong
Vinyl Siding Replacement	Exterior	$15,000	$12,300	82%	Strong
Heat Pump Water Heater	Energy	$1,800	$1,450	81%	Strong
Bathroom Safety Upgrades (grab bars, walk-in tub)	Bathroom	$3,500	$2,800	80%	Strong
Cabinet Painting (kitchen + baths)	Kitchen	$2,500	$2,000	80%	Strong
Electrical Panel Upgrade (200A)	Systems	$3,200	$2,500	78%	Strong
Attic Conversion to Bedroom	Interior	$45,000	$34,000	76%	Strong
Concrete Driveway (new install)	Exterior	$6,000	$4,500	75%	Strong
HVAC Replacement (full system)	Systems	$10,000	$7,400	74%	Strong
Spray Foam Insulation (attic/walls)	Energy	$4,500	$3,300	73%	Strong
Window Replacement — Wood	Exterior	$23,880	$18,585	72%	Strong
Garage Conversion to ADU	Interior	$55,000	$38,500	70%	Strong
Bathroom Remodel — Midrange	Bathroom	$24,606	$15,222	66%	Good
Storm Door Addition	Exterior	$700	$450	64%	Good
Basement Finishing (midrange)	Interior	$35,000	$21,700	62%	Good
Roof Replacement — Asphalt Shingles	Exterior	$30,105	$18,780	61%	Good
Entry Door — Fiberglass (Grand Entrance)	Exterior	$10,255	$6,208	60%	Good
Deck Addition — Composite	Exterior	$22,000	$13,200	60%	Good
Gutter Replacement (full home)	Exterior	$2,500	$1,500	60%	Good
Hardwood Flooring (1,200 sq ft)	Interior	$14,000	$8,400	60%	Good
Patio — Concrete or Pavers	Exterior	$10,000	$5,800	58%	Good
Roof Replacement — Metal	Exterior	$42,000	$24,000	57%	Good
Kitchen Remodel — Major (midrange)	Kitchen	$80,809	$45,253	56%	Good
Storm Shutters (impact-resistant)	Exterior	$8,000	$4,500	56%	Good
Sump Pump Installation	Systems	$1,800	$1,000	56%	Good
Bathroom Remodel — Primary (upscale)	Bathroom	$38,000	$20,500	54%	Good
Tankless Water Heater Install	Systems	$3,200	$1,700	53%	Good
Master Suite Addition (primary bedroom + bath)	Interior	$155,000	$80,528	52%	Good
Skylight Installation	Exterior	$2,500	$1,300	52%	Good
Whole-Home Rewire (aluminum to copper)	Systems	$15,000	$7,500	50%	Good
PEX Re-Pipe (replace galvanized)	Systems	$8,000	$4,000	50%	Good
Half Bath Addition	Bathroom	$12,000	$5,900	49%	Good
Bathroom Addition (full)	Bathroom	$58,450	$28,670	49%	Good
Laundry Room Remodel	Interior	$8,000	$3,800	48%	Good
Chimney Repair / Repointing	Structural	$2,500	$1,200	48%	Good
Irrigation System Install	Exterior	$4,500	$2,100	47%	Good
Exterior Lighting (landscape / security)	Exterior	$2,000	$900	45%	Good
Wood Fence (privacy, 150 linear ft)	Exterior	$5,500	$2,500	45%	Good
Tile Flooring — Kitchen and Entry	Interior	$6,000	$2,700	45%	Good
Walk-In Closet Addition	Interior	$6,000	$2,700	45%	Good
Mudroom Addition	Interior	$15,000	$6,700	45%	Good
Window Well Addition (egress)	Structural	$2,000	$900	45%	Good
Kitchen Cabinet Refacing	Kitchen	$9,000	$4,000	44%	Good
Countertop Replacement — Quartz	Kitchen	$4,000	$1,750	44%	Good
Basement Waterproofing	Structural	$6,000	$2,600	43%	Good
Home Office Remodel	Interior	$43,000	$18,400	43%	Good
Sunroom Addition — Three-Season	Interior	$35,000	$14,700	42%	Good
Retaining Wall (concrete block)	Exterior	$8,500	$3,550	42%	Good
Sunroom Addition — Four-Season	Interior	$75,000	$31,250	42%	Good
Whole-Home Humidifier Install	Systems	$700	$290	41%	Good
Solar Panel System (6kW)	Energy	$20,000	$8,100	41%	Good
Luxury Vinyl Plank (whole home)	Interior	$9,000	$3,600	40%	Good
Pergola Addition	Exterior	$8,000	$3,200	40%	Good
Radon Mitigation System	Systems	$1,200	$480	40%	Good
Roof Replacement — Upscale (slate/tile)	Exterior	$65,000	$25,000	38%	Lower
Home Addition — Main Level Room	Interior	$80,000	$30,000	38%	Lower
Upscale Kitchen Remodel	Kitchen	$158,481	$58,986	37%	Lower
Garage Addition — Detached 2-Car	Exterior	$55,000	$20,000	36%	Lower
Whole-Home Generator Install	Systems	$18,000	$6,296	35%	Lower
Hot Tub / Spa Installation	Exterior	$12,000	$4,200	35%	Lower
Bathroom Remodel — Upscale	Bathroom	$78,000	$27,000	35%	Lower
Second Floor Addition	Structural	$150,000	$52,000	35%	Lower
Fiber Optic / Ethernet Home Wiring	Systems	$2,000	$700	35%	Lower
Home Elevator Installation	Interior	$30,000	$10,000	33%	Lower
Backup Generator — Portable	Systems	$2,000	$600	30%	Lower
Sauna Installation (indoor)	Interior	$15,000	$4,500	30%	Lower
Central Vacuum System	Interior	$2,000	$600	30%	Lower
In-Ground Swimming Pool	Exterior	$85,000	$21,243	25%	Lower
Outdoor Kitchen (premium)	Exterior	$35,000	$8,000	23%	Lower
Home Theater Room	Interior	$58,000	$10,152	17%	Lower
Whole-Home Audio System	Interior	$15,000	$2,500	17%	Lower
Wine Cellar / Wet Bar	Interior	$25,000	$4,000	16%	Lower
Putting Green (outdoor)	Exterior	$12,000	$1,800	15%	Lower

How to Maximize Your ROI

Curb appeal pays first

Buyers form impressions in seconds. Garage doors, entry doors, fresh paint, and landscaping influence how buyers feel before they walk inside — and deliver outsized returns because of it.

Always get 3+ quotes

Quotes for the same project can vary 30–50%. Getting multiple bids from licensed contractors protects you from overpaying and reveals scope differences you'd otherwise miss.

Match upgrades to your neighborhood

Over-improving beyond neighborhood norms rarely pays back. If similar homes sell for $400K, a $150K kitchen remodel won't recover its cost. Research local comps before major projects.

Time your projects strategically

Complete major improvements 6–12 months before listing. Fresh paint, new landscaping, and completed renovations photograph better and attract higher first offers.

Fix problems before adding luxury

Foundation issues, outdated electrical, old roofing, and mold all reduce value more than any luxury addition can add. Address deferred maintenance first.

Energy upgrades deliver double returns

HVAC replacements, insulation, and heat pumps reduce monthly costs AND add sale value — especially as energy efficiency becomes a top homebuyer priority.

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