7 Home Upgrades That Actually Boost Your Property Value

As a homeowner, it’s natural to want to make improvements and upgrades to your property. After all, your home is likely one of your biggest investments, so you want to do what you can to increase its value over time.

And which rooms do most of us want to update? The kitchen and bathrooms. The only problem is that these upgrades, which are terrific for your enjoyment of the home, are rarely the best investments for value!

That’s because they cost so much to do, but only raise the home value by a modest amount. Not all renovations and upgrades are created equal when it comes to their impact on your home’s value.

We’re going to take a close look at the home upgrades and renovations that are proven to increase a property’s value, and talk about the specifics of what makes these improvements so valuable, so you can make informed decisions about where to focus your time and money.

NOTE: Be aware of local codes, or make sure your remodeling contractors are. Upgrades that are not done to code may not raise the value of the house.

Upgrades That More Than Pay For Themselves

1. Garage Door Replacement

If your garage door looks good and works well, there’s no reason to upgrade it. But when they’re damaged or don’t work as expected, they can reduce the actual value of the home and the curb side appeal to potential buyers.

A new, modern garage door can instantly enhance your home’s curb appeal and make a great first impression on potential buyers. Look for garage doors made of steel or fiberglass, as they tend to have a higher resale value compared to older, outdated models.

Because this is a relatively inexpensive upgrade, it can raise the home value by more than you paid.

2. Entry Door Replacement

Your front door is another key focal point that can dramatically affect your home’s value. Replacing an old, worn-out entry door with a new steel or fiberglass model can boost your home’s perceived value without costing a lot.

These doors are durable, energy-efficient, and come in a variety of stylish designs to complement your home’s architecture. And again, this upgrade can raise the value more than the cost of the project.

Break Even Upgrades

3. Siding Replacement (Fiber-Cement)

Replacing old, worn siding with new fiber-cement siding can significantly boost your home’s curb appeal and value. Fiber-cement siding is low-maintenance, durable, and offers a premium look that buyers find very appealing.

This upgrade can also improve your home’s energy efficiency and weather resistance. Expect to recoup nearly the cost of the project, but possibly not quite 100%.

4. Deck Addition (Wood)

Adding a new wood deck to your home is a great way to expand your outdoor living space and increase its overall value. Wood decks are a popular feature that many homebuyers seek, and they can provide a solid return on your investment.

Be sure to choose high-quality, pressure-treated lumber for maximum durability. But it’s not worth spending the money for more expensive materials. According to JLC, a wood deck can recoup about 83% of what you spend on it, but a composite only around 68%.

Upgrades That May Not Add as Much Value

5. Swimming Pool

While a swimming pool can be a great luxury and selling point for some buyers, the reality is that in-ground pools don’t always provide a significant return on investment. In fact, the average in-ground pool installation costs $30,000 to $50,000, but only adds about $20,000 to $30,000 to a home’s value.

The maintenance and operating costs of a pool can also be a deterrent for some buyers, who may view it as more trouble than it’s worth. Unless you live in a warm climate where pools are in high demand, it’s generally not the best investment.

6. Sunroom or Conservatory

Adding a sunroom or conservatory to your home can be a lovely way to expand your living space and enjoy the outdoors. However, these types of additions don’t always translate to a significant increase in home value. (I really want one of these – but no wonder so few homes have them!)

On average, a sunroom addition can cost $30,000 to $80,000, but may only add $20,000 to $40,000 to your home’s resale value. The return on investment is often lower than more functional living space like a finished basement or expanded kitchen.

7. Luxury Upgrades

It’s easy to get carried away with high-end, luxurious upgrades when renovating your home. However, these types of upgrades often don’t provide as much of a return as you might expect.

High-end features like custom wine cellars or imported marble floors sound fancy but don’t appeal to everyone. They might even make your home harder to sell if they don’t match the neighborhood’s vibe.

Things like a top-of-the-line kitchen with commercial-grade appliances, a home theater system, or a lavish master bathroom suite may impress visitors, but they may not translate to a higher sale price. Buyers often have different tastes and priorities, and may not be willing to pay a premium for your specific design choices.

The key is to focus on upgrades that have broad appeal and make your home more functional and comfortable, rather than overly customized or ostentatious.

Strategic Updates That Work If You Stay In Budget

8. The Very Minor Kitchen Remodel (ROI: 60–80%)

A kitchen remodel can add to the value of your home, but it’s very easy to spend more than you’ll ever get back. The problem is that your idea of a perfect kitchen may not be the buyer’s idea, so they may look at your beautiful new kitchen and see a lot of elements they want to change.

But enhancing the look of the kitchen without really improving it is the trick. According to Remodeling Magazine’s 2022 Cost vs. Value Report linked above, a minor kitchen remodel – which can include things like new cabinet fronts, countertops, and appliances – can recoup around 72% of the project’s cost when you sell your home. For a major kitchen overhaul, however, you can only expect to recoup around 54% of your investment.

The key is to focus on cosmetic updates that make the kitchen look fresh and updated, rather than completely gutting and redesigning the entire space. Small changes like new cabinet hardware, a tile backsplash, and energy-efficient appliances can go a long way.

• What to do: Replace outdated appliances with energy-efficient models, swap out old countertops for quartz or granite, repaint cabinets or replace them with semi-custom ones, and install new hardware and lighting.
• Cost vs. Value: A mid-range kitchen remodel costs around $25,000–$30,000 and adds about $15,000–$20,000 in value. On the other hand, a full luxury remodel costing $80,000+ might only add $50,000 to your home’s value.

9. Bathroom Remodels (ROI: 60–70%)

Like kitchens, bathrooms are a major selling point for home buyers. An outdated, dysfunctional bathroom can be an immediate turnoff, while a modern, luxurious one can be a real selling point. But you may only get back around 74% of what you spend.

For a mid-range bathroom remodel – updating fixtures, vanities, flooring, and tile – you can expect to recoup around 60% of your costs. A more upscale bathroom renovation can recoup around 54% of the project cost.

• What to do: Replace old vanities, install modern fixtures, upgrade to a walk-in shower with frameless glass, and refresh the flooring with tile or luxury vinyl.
• Cost vs. Value: A mid-range bathroom remodel costs about $10,000–$15,000 and adds $7,000–$10,000 in value. High-end bathrooms costing $50,000+ rarely deliver more than $25,000 in added value.

Upgrades That Don’t Always Pay Off

Not every project adds as much value as you’d think. Here are some common upgrades where you might not get your money back:

10. Over-the-Top Landscaping

While curb appeal is key, spending tens of thousands on elaborate landscaping doesn’t always pay off. Keep it simple instead of going overboard with fountains or extensive hardscaping.

11. Home Office Conversions

With more people working from home, converting a bedroom into a dedicated office might seem like a brilliant idea. However, when it comes time to sell, many buyers prefer traditional bedroom configurations.

• What to Do: have your real estate agent market one of your bedrooms (or any spare room with doors) as a good choice for a home office. Buyers will understand how to use that room the way they want to, if they work from home.
• Cost vs. Value: A conversion can cost around $10,000 but may only add about $5,000 in value if it eliminates a bedroom.

12. Personalized Decor or Customizations

While you might love your unique wallpaper or vibrant paint colors, potential buyers may not share your taste. Excessive personalization can turn buyers away rather than attract them.