Top 14 Home Updates That Pay Off in 2024

We all want to make wise investments, and investing in your home is almost always a smart idea. However, figuring out where to spend the money can be confusing. You want to enjoy your upgrades but also know that you’ll recoup some of your money when you sell your house. Each year Remodeling magazine publishes a Cost vs. Value Report that tracks the ratio of value over cost on various remodeling projects in 150 US markets. We’ve gathered some of their data and added our expert advice to provide you with some insight so you can make wise decisions about where to spend your remodeling dollars.

Average return at resale: 193.9%

Replacing a garage door may not be the most exciting house update, but it yields some of the highest returns when it comes to resale value. Garage doors, after all, are one of the most prominent parts of a house façade. The average cost of replacing a 16’ x 7’ garage door is $4,513, and the average resale value is $8,751. This is for a steel door with foam insulation rated at a minimum of R-12, along with tracks and insulated glass windows in the top panel.

Garage doors come in a wide array of styles and materials, including steel, fiberglass, wood and composite wood. Steel generally costs less, while wood doors can get expensive. Composite wood can also be pricey, but it’s prized for its low maintenance and durability. Higher insulation drives up the price, but it may be worthwhile if you live in a colder climate.

Average return at resale: 188.1%

The entry door is one of the first things a potential buyer sees when entering your home. The average cost of replacing a front door with a steel door and dual-pane half-glass panel is $2,355, with an average resale value of $4,430. When considering a new front door, it’s tempting to go bold. A bit of personality is helpful, but keep in mind that too bold of a choice can risk alienating potential buyers. Think about what’s tasteful and cohesive with the rest of your home’s exterior.

Steel doors are one of the most budget-friendly options. If you’re willing to splurge, fiberglass doors offer a bit more insulation and a wider selection of styles. Wood doors are among the most expensive options but are favored by many for their quality and natural aesthetic.

Average return at resale: 153.2%

Many buyers are drawn to manufactured stone veneer on a home’s exterior. Manufactured stone is a more affordable alternative to natural stone, offering the same curb appeal at a fraction of the price and with easier installation. The average cost of adding 300 square feet of manufactured stone veneer to the bottom third of your façade is $11,287, and you’ll recoup an average $17,291 resale value.

When choosing manufactured stone veneer, consider colors and styles that complement other aspects of your home exterior, such as paint color and architecture. A Craftsman home might look better with a different stone veneer than a contemporary home. Common colors are beige-and-cream or gray-and-blue palettes. When it comes to shape and texture, popular options are irregular shapes with a cobblestone vibe or rectangular shapes with clean edges.

Average return at resale: 96.1%

A minor kitchen remodel costs an average of $27,492, with an average return of $26,406 at resale. Do a minor remodel when your kitchen needs a cosmetic update and not a drastically different floor plan. A $27,500 kitchen update covers 30 feet of re-facing for cabinets and drawers, new energy-efficient cooktop/oven and refrigerator, sink and fixtures, countertops, resilient flooring and painted walls. Put recessed lights 3’ to 5’ apart on center and 18" from cabinets to light the countertops. Running the lights between two joists is easier than running through the joists.

Brighten up the kitchen by sanding and painting existing cabinets. This is much less expensive than buying entirely new cabinets. Another way to update your kitchen on a budget is by changing out hardware or painting countertops or backsplashes. For flooring, opt for vinyl or laminate floors to save the most money — or slate, hardwood or engineered wood if you’re willing to spend a little more. Don’t feel the need to buy top-of-the-line appliances if you’re shopping on a budget, as plenty of mid-range appliances are sleek and energy-efficient enough to boost your kitchen’s resale value.

Average return at resale: 88.4%

Updating the exterior of your home is a great way to boost curb appeal — which is key to making a good first impression on potential buyers. You can remodel your home’s exterior in any number of ways, but replacing the siding with new fiber cement siding offers some of the best return on value. The average national cost to replace 1,250 square feet of fiber cement siding is $20,619, with an average return of $18,230.

Fiber cement is on the pricier side for siding but it’s durable and has relatively low maintenance. It’s typically available in vertical or horizontal planks, as well as shingles, and you can choose from textures like wood or stucco. If fiber cement is out of your price range, vinyl siding also offers a solid return on investment. The average cost to install 1,250 square feet of vinyl siding is $17,410, and the average amount you’ll recoup is $13,957 for an 80.2% return at resale. While not as resilient as fiber cement, vinyl siding is a more affordable option.

Average return at resale: 82.9%

Adding a 16’ x 20’ pressure-treated wood deck with a simple pattern costs a national average of about $17,615. This includes railing, a small set of stairs, a built-in bench and planter — all using the same pressure-treated wood. At resale, you’ll get about $14,596 back, for a recoup rate of 83%. Note that the recoup rate reaches 111% on the West Coast and falls to 78% in the South Atlantic region.

A deck addition is a sizeable investment, but one that pays off at resale. It also allows more space for outdoor leisure activities like barbecuing, dinner parties and dining al fresco. One of the biggest decisions when adding a deck is the type of material. Wood decking is prized for its natural beauty. Composite decking costs more upfront but requires less maintenance.

Apart from wood type, one easy way to update an outdoor space is with decorative planters. You can also make a strong impression with strategic lighting and mature plantings. Worn stairs can lower your profit margin, so make sure porch railings are safe and attractive. If you have unattractive air conditioning units, camouflage them with a wooden trellis.

Average return at resale: 73.7%

It costs about $25,251 to replace the tub, tile surround, floor, toilet, sink, vanity and fixtures in a bathroom. You’ll get back an average of $18,613 at resale, for a recoup rate of 73.7%.

If your old tub is too large to fit out the door or if you’re looking to save some money, you can re-glaze it for a like-new finish. The cost is roughly $330 to $630, according to HomeAdvisor. You can also re-caulk your tub to freshen it up. Use a softener to get rid of the old caulk then apply new caulk with a caulking gun.

Other small ways to remodel your bathroom are removing dated wall coverings and applying a fresh coat of paint. You can replace old shower doors or even remove them to add the illusion of space. Replace dated bathroom faucets with something more modern and attractive, and update light fixtures with bath bars, wall sconces or (moisture-friendly) flush-mount lights overhead.

Average return at resale: 67.1%

Windows may not be the most fun part of the house to remodel, but you can often recoup a fair amount of window replacement costs when you sell your home. This is especially true if your existing windows are old or leaky. New and energy-efficient windows will appeal to buyers interested in keeping low energy bills. In hot climates, low-E glass helps reflect heat. Add argon gas inside the pane for maximum efficiency to prevent heat and cold transference within the window.

Replacing 10 3’ x 5’ windows will run about $21,264. On average nationally, you’ll get back $14,270 when you sell, a recoup rate of 67%. However, replacing windows doesn’t pay off equally in all climates. You’ll recoup only an average of 55% of your cost in Texas and Oklahoma compared with 79.9% in the New England.

Average return at resale: 66.1%

Replacing your furnace with an electric heat pump is a big investment, but it’s likely to pay off at resale. Converting to a heat pump costs an average of $18,800 in a 2,000-square-foot home and recoups an average of $12,422. Note that certain regions of the country recoup more than others, with 84.2% on the West Coast compared with 63.7% in the southern Atlantic region.

An electric heat pump is more energy-efficient and environmentally friendly than a furnace that relies on fossil fuels. It also doubles as a heater and air conditioner, so you won’t need separate systems to heat and cool your home. You can choose between two types of heat pumps — air-sourced and geothermal heat pumps. Air-sourced pumps are cheaper and more common, but they work better in climates where temperatures rarely fall below 30 degrees. Geothermal heat pumps are better for cold climates but are more expensive.

Average return at resale: 56.9%

Roof replacement is an inevitable long-term cost of homeownership, particularly if you own an older home with a neglected roof. Replacing a roof with 30 squares of fiberglass asphalt tiles costs an average of $30,680, and you can make an average of $17,461 back at resale.

Fiberglass asphalt shingles are usually less durable than materials like slate or metal, but they are more affordable and one of the most popular types of roofing material you’ll find on homes. The shingles come in a variety of colors, allowing you to pick a tone that boosts curb appeal and best matches your home’s exterior. Other considerations are the wind rating and impact resistance of the shingles, especially if you live in an area that often sees high winds and hail.

Average return at resale: 49.5%

A complete kitchen remodel in a mid-range home averages $79,982 and returns $39,587 at resale. That price buys 30 feet of semi-custom wood cabinets in a 200-square-foot kitchen, an island, laminate countertops, a stainless steel sink, an energy-efficient range with a vented hood, microwave and dishwasher, custom lighting and resilient flooring.

If your home’s value rises but your kitchen is a dated eyesore, do a major remodel rather than small fix-ups. Kitchens feel bigger when there are fewer obstacles, so if you can afford to remove over-counter cabinets, it might pay off. This can also brighten up a kitchen that feels too dark. An eat-in kitchen is a big draw for buyers, so try adding a built-in banquette topped with designer pillows. Another idea is to make countertops useful with an eating bar. Local granite dealers that sell (or even give away) remnants can be a bargain option if you need 8 feet or less of countertop.

If you’re planning to sell your home soon, stick with neutral colors and styles. But if you’re remodeling to please yourself, choose colors you love. Two-toned kitchen cabinets are a unique way to add visual contrast to your kitchen. We also recommend tin tiles for an affordable, custom backsplash.

Average return at resale: 45.1%

An upscale bathroom remodel involves expanding an existing 35-square-foot bathroom to 100 square feet, adding a neo-angle shower with ceramic tiles and glass enclosure, soaker tub, stone countertop with double sinks, ceramic floor tiles, new cabinetry and in-floor heating. The average cost of an update of this scale is $78,840 and the average return at resale is $35,591.

When remodeling your bathroom, it helps to start at the bottom. Replace old floors with fresh tile in ceramic or stone for a solid payoff. Ceramic is a good option because it’s resistant to moisture and comes in a vast array of colors and patterns. Buy extra tiles in case you break any during installation and set some tiles aside at the end of the job for future repairs.

The type of cabinets plays a big role in the overall cost of your remodel. You can buy stock cabinets to save money or customized cabinets if your budget is higher. Also consider the style of cabinets you want, whether it’s modern farmhouse or contemporary. We recommend steering clear of wood veneers, since these don’t perform well in humidity.

One consideration to keep in mind: Don’t spend too much money on remodeling a dated bathroom if it’s the only bathroom in your home. Your money would be better spent on adding a new bathroom to your home.

Average return at resale: 35.5%

Adding a bedroom suite carries a hefty price tag and a lower return on investment than some other home updates. But if you’ve already been considering a main bedroom addition, know that you will be able to recoup some of the cost at resale. Adding a 24’ x 16’ primary bedroom suite over a crawl space — complete with a walk-in closet, freestanding tub, ceramic tile shower and double-sink vanity — costs an average of $164,649. You’ll earn back an average of $58,484.

The cost of adding a master bedroom depends on many factors. Keep in mind that adding a bedroom on the first floor may require a foundation, so building over a crawl space can save money. You may need to pay for new roof framing and siding, as well as electrical and plumbing work, insulation, windows and doors. Consider the type of flooring you prefer, whether it’s hardwood, tiles or carpeting. Give the suite a luxurious feel by upgrading light and plumbing fixtures — small details can make a big difference. To help narrow your options, set your budget at the outset and then pick materials that work within your budget.