Every renovation feels like an investment while you’re paying for it. At resale, though, most projects give back less than they cost, and a few give back far more. Knowing which is which is the whole point of tracking home improvement ROI.
This guide uses the most recent national data to rank common projects by how much of their cost they recover when you sell. You’ll see what to prioritize, what to skip, and where doing the work yourself changes the math. If you’d rather start with small weekend jobs, see our list of 15 DIY home improvement projects that add value.
Which home improvement has the highest ROI?
Garage door replacement has the highest ROI of any common remodeling project, recovering about 268% of its cost at resale. Exterior replacements dominate the rankings: according to Zonda, eight of the ten best-returning projects in its 2025 report are exterior jobs (Zonda).
| Project | Average cost | Value added at sale | Cost recouped |
| Garage door replacement | $4,672 | $12,507 | 268% |
| Steel entry door replacement | $2,435 | $5,270 | 216% |
| Manufactured stone veneer | $11,702 | $24,328 | 208% |
| Fiber-cement siding replacement | $21,485 | $24,420 | 114% |
| Minor kitchen remodel | $28,458 | $32,141 | 113% |
| Vinyl siding replacement | $17,950 | $17,313 | 97% |
| Backup power generator | $13,534 | $12,902 | 95% |
| Wood deck addition | $18,263 | $17,323 | 95% |
| Composite deck addition | $25,096 | $22,199 | 89% |
Source: Zonda 2025 Cost vs. Value Report, national averages across US markets. Results in your area may differ.
What home improvement ROI really means
ROI here is simple: the value a project adds at sale divided by what it cost. A $10,000 project that raises your sale price by $7,000 has a 70% ROI.
The Cost vs. Value numbers combine two inputs: project cost estimates from Verisk’s remodeling software and resale value estimates gathered by surveying real estate professionals across 115 US markets (Zonda). That makes them a useful guide, not a promise. Keep three limits in mind:
- They are averages. Zonda notes big regional swings, with the Pacific and West South-Central regions showing the strongest returns.
- Value is estimated, not appraised. An appraiser still compares your home with recent nearby sales. A new garage door helps your home sell faster and for a better price, but it won’t add an exact dollar figure to the appraisal.
- Pros did the work. The costs assume contractor labor. Doing a project yourself lowers the cost, which raises your personal ROI (more on that below).
Why exterior projects win
Buyers judge a house from the curb, often from listing photos, before they ever step inside. A sagging garage door or a faded front door tells them the home has been neglected, and they lower their offer to match. Replacing those surfaces fixes the first impression for a modest cost.
That’s why the top three projects are all exterior and all cost less than a typical bathroom remodel. Garage door replacement climbed from about 194% ROI in the 2024 report to roughly 268% in 2025 (Clever Real Estate). A steel entry door returns more than double its cost, and stone veneer on the lower front of a house does the same.
One newer entry is worth watching. A backup power generator reached the top ten for the first time in 2025, and Zonda reports its return tops 100% in hurricane- and storm-prone regions (Zonda). If you live where outages are common, it’s both a safety upgrade and a selling point.
Kitchen and bathroom ROI: go modest, not luxury
Inside the house, the rule is clear: modest updates pay back far better than high-end ones.
Kitchens: The minor kitchen remodel is the only interior project in the top five, at about 113% ROI. It keeps the existing layout and cabinet boxes and updates the visible surfaces: cabinet fronts, countertops, sink and faucet, flooring and mid-range appliances. An upscale kitchen overhaul, by contrast, recovers only about half its cost (Opendoor). Buyers want a kitchen that feels fresh and works well. Few will pay for custom cabinetry or pro-grade appliances.
Bathrooms: The same pattern holds. A midrange bathroom remodel recovers about 80% of its cost, an accessible universal-design remodel about 61%, and an upscale remodel only about 42% (Opendoor, same source).
| Interior project | Approximate ROI |
| Minor kitchen remodel | 113% |
| Midrange bathroom remodel | 80% |
| Universal-design bathroom remodel | 61% |
| Major upscale kitchen remodel | 51–52% |
| Upscale bathroom remodel | 42% |
The takeaway: if a kitchen or bathroom is dated, refresh it. Don’t rebuild it to luxury standards unless your neighborhood’s prices call for it.
Projects with the lowest ROI
Large, custom or highly personal projects tend to recover the least. That doesn’t make them bad ideas, only poor investments if you plan to sell soon.
- Bathroom addition: about 36% ROI in the 2025 report (Chevron Federal Credit Union).
- Backyard patio addition: about 46%, and sunrooms and other room additions often land between 30% and 50% (Opendoor).
- Swimming pools: they cost tens of thousands of dollars, and in many markets buyers see upkeep and safety worries rather than added value. Warm-climate and luxury markets are the exception.
- Personal-taste features: home theaters, wine rooms, bold colors and custom built-ins matter to you, not to the average buyer.
If you’re staying for many years and will enjoy the space, these projects can still be worth it. Just count the payoff in comfort, not resale dollars.
How to choose by timeline and budget
Your plans matter more than any ROI ranking. Zonda’s own analysts point out that exterior work pays off most for people selling soon, while interior projects make more sense for owners who will live with them for years (Zonda).
| Your plan | Best use of your budget | Avoid |
| Selling within 6 months | Repairs an inspector would flag, garage and front door, paint, landscaping | Any remodel that won’t finish before listing |
| Selling in 1–3 years | Minor kitchen refresh, midrange bathroom update, siding if it’s worn | Upscale finishes, additions |
| Staying 5+ years | Projects you’ll enjoy daily, energy upgrades, comfort and safety | Over-improving far beyond nearby home prices |
Whatever your timeline, fix problems before adding upgrades. Buyers knock far more off their offer for a leaking roof or failing furnace than they add for a new feature.
How DIY changes your ROI
Labor is often the largest part of a remodeling bill, so doing the work yourself can turn a weak return into a strong one.
Here’s a simple example with illustrative numbers. Suppose a contractor charges $4,000 to paint your kitchen cabinets and install new hardware, and the update adds $3,000 to your sale price. That’s a 75% return. If you do the same job yourself for $800 in materials, the same $3,000 of added value is a 375% return on what you spent.
Two cautions keep this honest. First, the value only holds if the finish looks professional; drips, chips and crooked hardware can make a kitchen look worse. Second, some work, including electrical circuits, gas lines, roofing and garage door springs, should always go to licensed pros for safety and permit reasons.
For projects that are genuinely DIY-friendly, see our guide to 15 DIY home improvement projects that add value.
Frequently asked questions
What renovation adds the most value to a house?
In percentage terms, garage door replacement leads at about 268% of its cost recovered. In dollar terms, larger projects such as a minor kitchen remodel or new siding add more total value, but they also cost far more.
Is it worth renovating before selling?
Usually only for repairs and quick cosmetic updates. Fixing defects and refreshing curb appeal protects your price; big remodels rarely finish in time or earn back their cost before a sale.
Does a new kitchen increase home value?
A modest refresh does, recovering slightly more than its cost on average. A luxury rebuild typically recovers only about half, so match the finish level to homes in your neighborhood.
Final thoughts
The projects with the best home improvement ROI share three traits: they’re on the outside of the house, they replace something worn rather than add something new, and they suit the neighborhood’s price range. Inside, a modest kitchen or bathroom refresh beats a luxury remodel every time.
Before you spend, decide how long you’ll stay, fix what an inspector would flag, and then put your money where buyers look first. Which project are you weighing? Share it in the comments and we’ll tell you how it stacks up.
