Last Updated on November 11, 2025
The 38th annual Cost vs. Value report has just been released and it’s full of good information for those thinking about a minor or major home improvement project in the future.
Out of the top 10 projects with highest ROI, 8 of them were all exterior projects, with inexpensive curb appeal enhancements like a new garage door and front door taking top spots. Larger-scale projects like upscale kitchen and bath remodels or primary suit additions tend to cost homeowners significantly more and return much less on investment. Read on to learn about the best and worst home improvement projects in terms of ROI.
Top projects with the highest ROI
Garage door replacement
By far, the smartest investment you can make on your home is replacing your garage doors. This small investment—which typically runs homeowners $5,126—yields an astonishing 267% return when you sell. Investing in this job pulls double duty—you’ll more than cover your costs while significantly increasing your curb appeal at the same time.
Steel entry door replacement
Last year’s number one investment in terms of return has been slightly demoted to second place; replacing an entry door is now the second best in terms of ROI. Costing homeowners around $2,300 with a resale value of $5200, a new front door is an easy win.
Stone veneer
Swapping existing vinyl siding for a manufactured stone veneer will run nearly $11,000 and recoup a whopping 208% when you go to sell.
Minor kitchen remodel
The data is clear: updating your kitchen cosmetically more than pays for itself. Homeowners that spring for a minor kitchen remodel where they opt to leave functional cabinet boxes in place and only replace doors and drawer fronts, add new plumbing fixtures, mid-range appliances, and new countertops, can expect their kitchen remodel to recover 112% of their investment. Costing around $28,000 this minor investment allows homeowners to enjoy an updated kitchen now and fully recover their costs when they go to sell.
A minor kitchen remodel continues to yield homeowners more and more each year, indicating home buyers are eager to pay more for homes with updated kitchens.
Deck addition
With space to enjoy the great outdoors continuing to be high on house-hunters’ wishlists, a deck addition is a great investment, even if you plan on selling soon. The average cost of a 16×20 wood deck runs about $18,263 and you can expect to recover roughly 95% of your investment. A maintenance-free composite deck is also a wise expense, costing homeowners $25,096, recouping nearly 89% at the time of the sale.
Midrange bathroom remodel
Costing homeowners an average of $25,609 and recouping 80% at the closing table, a midrange bathroom remodel is a project with a fairly good return rate. A midrange bathroom remodel includes the cost of replacing all fixtures, a 30x 60-inch porcelain-on-steel tub with a 4×4-inch ceramic tile surround, a solid-surface vanity counter with an integral sink, and a tile floor.
Projects with the lowest ROI
Major kitchen remodel–upscale
A major kitchen remodel is something everyone dreams of, but most homeowners are shocked to find out this type of project doesn’t necessarily have a good return on investment. Homeowners can expect to spend about $160,000 and recover only 35% when they sell. Included in the cost of a major kitchen remodel is updating a 200 square foot kitchen with 30 linear feet of top-of-the-line custom white cabinets with built-in sliding shelves and other interior accessories. Stone countertops with imported ceramic or glass-tile backsplash; built-in refrigerator, commercial-grade cooktop and vent hood, wall oven, and built-in microwave unit are also included in this overall cost.
Upscale bathroom remodel
An upscale bathroom remodel can run homeowners slightly over $80,000 and only recovers about 41% when the home is sold. Included in the price of this estimate is expanding a smaller bathroom into the existing footprint of the home, a tile shower with frameless glass shower enclosure, a freestanding soaker tub, a stone countertop, and a separate water closet.
Primary addition
Coming in at one of the most expensive things on this list, a primary addition with midrange items costs homeowners an estimated $165,000 and recoups only 35% at closing time.
If this list of remodeling trends inspires you to renovate your own home, sign up for a free home physical! Our real estate experts can walk you through your project and discuss ROI when it comes time to sell.
_________________________________
Howard Hanna Allen Tate Real Estate is the #1 real estate company in the Carolinas, with more than 75 offices and 1,800 agents serving communities across North and South Carolina. As part of Howard Hanna Real Estate Services, the largest family-owned and operated real estate company in the United States, Howard Hanna Allen Tate offers a full suite of real estate services, including mortgage, insurance, title and relocation. For more information, visit www.howardhannatate.com.
