What home improvement has the highest ROI?

Garage door replacement consistently has the highest ROI at 194% (costing about $4,500 and adding $8,750 in home value). Other high-ROI projects include manufactured stone veneer (153%), minor kitchen remodel (96%), and steel entry door replacement (188%).

Is a kitchen remodel worth it?

A minor kitchen remodel (refacing cabinets, new countertops, appliances) has a 96% ROI. A major kitchen remodel (gut renovation) only returns 50-60% of cost. Keep kitchen renovation spending under 5-15% of your home's value for the best return.

What renovations should I avoid?

Avoid over-improving for your neighborhood, adding a swimming pool (50-70% ROI), luxury master suites in modest homes, converting a garage to living space, and high-end home offices. Focus on curb appeal and kitchen/bathroom updates for the best returns.

Home Improvement ROI: Which Renovations Add the Most Value (2026)

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