Spring has long been considered the season of fresh beginnings. So, it’s no surprise that it’s also peak season for home remodeling projects. Maybe you’ve got some home improvement projects in mind—like that aging HVAC system or the cramped kitchen. Maybe you’re itching to put in a pool. But is it worth the investment if your current home is not your forever home? After all, the right renovations can dramatically increase your home’s resale price, while others may not provide the return you expect.
If you’re considering upgrades this spring—and want to get the most bang for your buck—follow along. We’ll tell you which projects offer the best long-term return for your investment and which projects to avoid. And, if financing your renovations is part of the plan, our Home Equity Master Line Special offers a 12-month introductory rate to help you get started. With flexible funding, you can tackle high-ROI projects that add lasting value to your home.
Home Improvement Projects with High Return
1. Energy-Efficient Upgrades
Improving your home’s energy efficiency can lower utility bills and make your house more appealing to buyers. Simple upgrades like adding insulation, installing a smart thermostat, or replacing old windows with energy-efficient models can have a return on investment (ROI) of 70–100%.
Today’s buyers are also seeking homes that are EV-friendly. According to Realtor.com® research, in 2023, just 0.9% of for-sale homes were listed as EV-friendly, but demand is growing fast—especially in Oregon, where EV ownership is common and public chargers are often crowded. Installing an at-home EV charger can enhance your property’s appeal to buyers seeking convenient charging options.
2. Minor Kitchen Remodel
Minor remodeling projects often recoup 70–80% of their cost for prospective sellers. Of course, a complete kitchen renovation can also be a selling point, but it’s costly, and there’s no guarantee that those changes will speak to potential buyers. Minor updates, on the other hand, like new cabinet doors, fresh countertops, and modern appliances, can make a big difference.
Kitchen islands, for example, are sought after by prospective buyers because they add counter and storage space. So, if you don’t have one, it might be a worthwhile investment—if you have the space. Experts recommend including a minimum of 42- to 45-inch walkways all around to prevent the space from feeling cramped. An island crammed into a smaller kitchen may actually deter potential buyers.
3. Bathroom Updates
Modern bathrooms are another key selling point. Swapping out old fixtures for energy-efficient ones, adding better lighting, and upgrading vanities can yield a return of 60–70%. Even simple changes like regrouting tile, repainting cabinets, or installing a new showerhead can make a big impact. For the most guaranteed return, stick to simple renovations that prioritize functionality and energy efficiency. It’s also wise to focus on upgrades that appeal to a broad range of buyers, like neutral color palettes and a spa-like ambiance.
4. Garage Door Replacement
Replacing an outdated garage door is another relatively affordable project with a big payoff. Why? A new, well-chosen garage door can dramatically improve a home’s overall appearance and offer enhanced functionality, both key factors in attracting buyers.
In fact, according to a Remodeling Magazine study, a garage door replacement offers some of the biggest bang for your buck when it comes to home renovation projects. They found that in 2024, a garage door replacement delivered an estimated resale value of $8,751, which equates to a 193% return on investment (ROI). In most cases, a new door can boost curb appeal and offer an ROI of 90–100%, especially if the new door is insulated to improve energy efficiency and offers enhanced security.
5. New Entry Door
Similarly, a steel or fiberglass front entry door that enhances security and energy efficiency can make a big first impression. In fact, this small upgrade tends to yield a 65–90% return. Experts also recommend choosing a colorful door (or painting yours) to add curb appeal and personality. Specifically, the experts at Realtor.com recommend a blue door because it exudes stability without being flashy.
6. Siding Replacement
Updating worn-out siding is another way to transform the look of your home while improving insulation. For prospective buyers, fresh siding means improved energy efficiency and reduced maintenance costs. Of course, different siding materials have varying costs and ROI potentials. Vinyl siding, for example, offers a 65-95% ROI, while fiber cement can offer 88–90%.
Natural stone, aluminum, wood, and brick enhance curb appeal and durability but offer lower returns. That’s because while natural stone and brick provide long-lasting protection, they come with higher upfront costs that may not be recouped in a home sale. Wood siding offers a classic look but requires regular upkeep, and aluminum, though durable, can dent easily. Vinyl siding offers a balance of affordability and durability, while fiber cement provides a more premium look and longer lifespan. Ultimately, choosing the right siding depends on your budget, maintenance preferences, and long-term investment goals.
7. HVAC System Upgrade
A modern, energy-efficient HVAC system attracts potential buyers because it signifies a well-maintained and cost-effective home. On the flip side, an old heating and cooling system can be a dealbreaker for some buyers. With energy costs rising, it’s no surprise that a new system helps a home stand out in a competitive market. Standing out leads to quicker sales and higher offers, but replacing an HVAC system is a substantial investment. If you’re selling quickly or your home’s value is low, the cost of a new HVAC system might not be recouped in the sale price.
However, replacing your HVAC system with an energy-efficient model can help you recoup 60–75% of the cost when selling. Plus, in the meantime, you’ll have lower energy bills and may even qualify for a tax break.
8. Finished Basement
Turning an unfinished basement into a usable space—such as a guest room, home office, or entertainment area—adds square footage and increases a home’s functionality. But, according to Zillow, appraisers don’t assign the same value per square foot to below-grade areas (like basements), so the ROI of finishing a basement won’t be as much per square foot as a home addition on the main floor.
Depending on the scale of the project, you can expect a 65–75% ROI for finishing a basement. And, of course, whether or not you recoup those costs, a finished basement adds value by providing the functional living space that an unfinished basement lacks.
9. Smart Home Features
Smart thermostats, security systems, and automated lighting make homes more efficient and easier to live in. So, homebuyers are increasingly interested in smart homes with systems and appliances that reduce energy bills and make day-to-day life more convenient. Fortunately, as technology improves, the cost of adding these features comes down.
While the ROI for these additions varies (about 50–80%), smart thermostats, in particular, are attractive to buyers and likely to command a higher price. Other features, like security cameras, smart locks, smart appliances, and voice-activated assistants, can make your home more attractive to tech-savvy buyers.
10. Outdoor Living Space
Even in rainy Oregon, outdoor living spaces hold a lot of appeal. In 2023, cool backyards were considered a must-have feature for homebuyers. More recent numbers show that about a quarter of surveyed future homebuyers ranked a well-designed outdoor space “very important.”
A new wood or composite deck can provide an ROI of around 60–80%, depending on materials and location. The ROI for other projects varies widely depending on the scale of the project. An outdoor kitchen, for example, offers a 50% to 200% return, but factors like placement, material quality, climate, and buyer preferences will influence the outcome.
Home Improvement Projects with Low Return
Some home improvement projects may enhance your home’s aesthetics or functionality but have a low return on investment when it comes time to sell. Here are some projects that tend to provide the least financial return:
- Luxury Upgrades (50-60% ROI). Mid-range upgrades to the kitchen and bathrooms offer solid returns. Luxury additions like custom cabinets, imported stone, or high-end appliances often don’t recoup their full cost. Find a midpoint between affordable and luxury to get the best return.
- Swimming Pools (40-50% ROI) Pools can be expensive to install and maintain, and not all buyers see them as a plus. In fact, for families with young children or those who don’t want the upkeep, they can be a dealbreaker.
- High-End Landscaping and Hardscaping (30-60% ROI). Curb appeal matters, but spending heavily on elaborate landscaping won’t yield a high return—especially if it comes with the responsibility of maintaining the look. A simple, well-maintained yard is often just as appealing.
- Home Office Renovations (45-55%ROI). For a moment, home offices were hot commodities, but as the popularity of work-from-home options fluctuates, so does the value of home offices.
- Sunrooms and Enclosed Porches (45-55% ROI). Sunrooms add extra space but are costly to build and maintain–especially in a cool Pacific Northwest climate.
- Specialized Rooms (30-50% ROI). Custom spaces like home theaters, wine cellars, and gyms may reflect your lifestyle but could look like wasted spaces to future buyers.
- Wall-to-Wall Carpeting (25-50% ROI). What is cozy for you may be a no-go for someone else. Plus, many buyers prefer hardwood or laminate flooring for durability and style.
- Garage Conversions (40-50% ROI). Turning a garage into a living space might work for your needs, but many buyers prefer a functional garage for parking and storage.
Want more home improvement tips?
- Discover some affordable ways to refresh your home.
- Find out how to finance an ADU in Oregon.
- Learn the basic steps you should take before selling your home.