Homeowners are investing in renovations at record levels. In fact, Americans spent an estimated $603 billion on home remodeling last year (12 Remodeling Projects That Offer the Best Value at Resale), partly because the average U.S. house is now over 40 years old (12 Remodeling Projects That Offer the Best Value at Resale). If you’re planning to sell your home, strategic upgrades can boost your sale price and also let you enjoy improvements in the meantime. A new report from the National Association of REALTORS® (NAR) — the 2025 Remodeling Impact Report — reveals which projects offer the best bang for your buck at resale (12 Remodeling Projects That Offer the Best Value at Resale). This post explores three critical angles for home sellers considering renovations:

1. Best ROI Projects: Which home upgrades deliver the highest return on investment (ROI) at resale, based on national data.
2. Owner Enjoyment: Which upgrades bring the most homeowner enjoyment and pride (high “Joy Scores”) while still contributing to long-term resale value.
3. Balanced Improvements: A balanced view of projects that offer solid ROI and make the home more livable, attractive, or marketable when you list it.

By understanding these angles, you can prioritize improvements that maximize your home’s value and appeal to buyers, without wasting money on projects that won’t pay off.

Top Remodeling Projects by ROI (Return on Investment)

When it comes to resale return on investment, not all projects are equal. Some expensive overhauls (like a deluxe kitchen remodel) certainly impress buyers, but smaller upgrades often recoup more of their cost. As the NAR report notes: “A fancy kitchen upgrade or bathroom renovation may have a significant impact on potential buyers. But for projects that recoup most or all of their cost, owners should think smaller,” focusing on modest improvements (12 Remodeling Projects That Offer the Best Value at Resale). In other words, the most cost-effective projects tend to be those that improve functionality or curb appeal without a massive price tag – often basic replacements rather than big luxury makeovers.

According to NAR’s 2025 Remodeling Impact Report, the following projects have the highest average cost recovery (ROI) at resale for homeowners nationally (12 Remodeling Projects That Offer the Best Value at Resale) (12 Remodeling Projects That Offer the Best Value at Resale):

Why do these projects top the ROI list? Many are focused on core elements of the home (doors, windows, basic systems, added living space) that improve marketability without excessive cost. For example, replacing the front door is relatively inexpensive but has an outsized effect on curb appeal – often recouping 100% of its cost on resale (12 Remodeling Projects That Offer the Best Value at Resale). Similarly, new windows or modest kitchen and bath upgrades can make an older home feel updated and move-in ready, which today’s buyers greatly value, while returning a good portion of the investment when you sell (12 Remodeling Projects That Offer the Best Value at Resale) (12 Remodeling Projects That Offer the Best Value at Resale). Projects like finishing a basement or attic are larger investments, but they increase livable square footage, a key factor in home value, thus yielding 60–70% of their cost back in resale value on average (12 Remodeling Projects That Offer the Best Value at Resale).

On the other hand, notice that major luxury renovations (like a top-of-the-line kitchen or a primary suite addition) tend to have only moderate cost recovery (around 50–60%). You might spend $100k on a dream kitchen and add about $60k to your home’s value. That’s still a significant boost, but it means about 40% of the cost is for your personal enjoyment rather than pure investment return. This isn’t necessarily a bad thing – it just requires balancing your goals, as we’ll explore next.

High-Enjoyment Upgrades That Still Add Value

Not all remodeling decisions are purely financial. Homeowners also undertake projects for the joy and quality of life they bring. To measure this, the NAR report assigns each project a “Joy Score” (on a 1 to 10 scale) indicating how happy homeowners are with the results (12 Remodeling Projects That Offer the Best Value at Resale). Many owners plan to enjoy their improvements for a few years before selling, so these scores matter. Interestingly, the report found a gap between personal joy and resale value for certain projects (12 Remodeling Projects That Offer the Best Value at Resale) – some upgrades make owners very happy even if they don’t fully pay back in dollars. As NAR’s deputy chief economist Jessica Lautz explains, “what remains intriguing is the disparity between the joy experienced post-remodel and the actual cost recovery” (12 Remodeling Projects That Offer the Best Value at Resale).

(12 Remodeling Projects That Offer the Best Value at Resale) The chart above from NAR’s Remodeling Impact Report shows remodeling projects with the highest Joy Scores (homeowner satisfaction). Several upgrades — like adding a new primary bedroom suite, a kitchen remodel, or a new roof — earned a perfect Joy Score of 10/10, meaning homeowners were completely satisfied after the project. By contrast, practical replacements like a front door or garage door (which have top ROI) scored lower on joy. This highlights how enjoyment and resale value can differ (12 Remodeling Projects That Offer the Best Value at Resale). Owners might adore their new luxury suite or gourmet kitchen, even if those projects don’t recoup every dollar at sale.

For sellers, the key is to choose projects you’ll love living with that also add some resale value down the line. Here are a few examples of high-joy upgrades and how they contribute:

• Adding a Primary Bedroom Suite: This remodel earned a Joy Score of 10/10, as homeowners relish having a spacious, private retreat. It’s an expensive project that recoups only about 54% of its cost on resale (12 Remodeling Projects That Offer the Best Value at Resale), but if you plan to stay in your home for a while, you’ll personally enjoy the luxury every day. And when you do sell, that new suite does boost your home’s value and appeal (buyers love an upgraded owner’s suite, even if it doesn’t pay back dollar-for-dollar).
• Kitchen Remodel or Upgrade: A kitchen renovation (minor or major) delivers huge satisfaction – nearly 10/10 Joy Score for a minor kitchen update. Who doesn’t love a beautiful new kitchen? While a full remodel yields ~60% ROI on average (12 Remodeling Projects That Offer the Best Value at Resale), the intangibles are big: you get a stunning, functional kitchen to enjoy, and down the road, an updated kitchen is a top selling point for buyers. If a full renovation is too pricey, even a minor kitchen upgrade (new hardware, countertops, or appliances) can refresh the space and makes daily cooking more enjoyable, with the same ~60% cost recovery at resale (12 Remodeling Projects That Offer the Best Value at Resale).
• Bathroom Renovation: Modernizing an old bathroom (new tile, fixtures, vanity, etc.) greatly improves comfort and pride of ownership – homeowners gave it a 9.8 Joy Score. About 50% of the cost is recovered in resale value on average (12 Remodeling Projects That Offer the Best Value at Resale). That may sound low, but consider that bathrooms are high-traffic, personal spaces; this upgrade can make your daily routine more pleasant and your home more attractive to future buyers (who often appreciate updated bathrooms). It’s an investment in both your lifestyle and your home’s marketability.
• Fresh Interior Paint: Something as simple as painting interior rooms can have an outsized effect on enjoyment and saleability. Owners who repaint in colors they love often report a Joy Score in the 9+ range. A fresh coat of paint revitalizes your living space, making it feel clean and new. Importantly for resale, neutral, freshly painted walls are a big draw for buyers – it gives the whole home a cared-for, move-in-ready feel at a relatively low cost. While new paint isn’t tracked as a high-cost item, it’s often cited by agents as a must-do for prepping a home for market (more on that below), indicating its high perceived value.

In short, if you expect to live in your house for a few years before selling, don’t hesitate to pursue upgrades that bring you joy. You’ll reap daily enjoyment and still get a portion of your investment back when you sell. Just be aware of the trade-offs: some highly personal or luxury projects won’t pay off fully in cash – you’re doing them for you first and the market second. By aiming for a balance (e.g. a design you love that also has broad appeal), you can have the best of both worlds.

Balancing ROI with Livability and Marketability

Ideally, home sellers want improvements that do double duty: making the home more enjoyable now and more attractive to buyers later. The good news is, many of the projects with strong ROI also improve a home’s comfort, efficiency, and appeal. And even those that don’t top the ROI rankings can be crucial for making your property market-ready. Here we take a balanced view – focusing on upgrades that offer solid returns and enhance the home’s livability or saleability:

• Boost Curb Appeal with Small Investments: First impressions matter. Replacing your front door is a prime example of a win-win upgrade. A new steel or fiberglass door can transform your home’s curb appeal, projecting a well-maintained look, and it recoups around 80–100% of its cost on resale (12 Remodeling Projects That Offer the Best Value at Resale). It also improves security and energy efficiency – benefits you enjoy while living there. Likewise, simple exterior projects like updating the garage door or adding nice landscaping (though not in the NAR top 12 list) can make your home more attractive to buyers without a huge expense. These curb appeal enhancements might not all return dollar-for-dollar, but they prevent buyers from getting a negative first impression. Remember, if a house looks great, buyers are more likely to pay top dollar.
• Prioritize Necessary Repairs (Roof & Paint): No buyer wants to inherit maintenance problems. That’s why real estate agents often recommend painting and roof replacement (if the roof is old) before listing a home (12 Remodeling Projects That Offer the Best Value at Resale). While a new roof might not dramatically boost your sale price by itself, an aging, leaky roof can kill deals or force price cuts. Investing in a new roof gives you peace of mind (many owners get a 10/10 Joy Score from knowing their home is protected) and makes your property far more marketable. Similarly, fresh paint, as mentioned, is one of the top agent-recommended projects because it makes the home feel clean and updated (12 Remodeling Projects That Offer the Best Value at Resale). These improvements maintain your home’s value and help it sell faster, even if their standalone ROI is hard to quantify. Essentially, they preserve your equity by preventing buyer objections.
• Energy Efficiency and Comfort Upgrades: Replacing old windows with new vinyl or wood windows is another balanced upgrade. You’ll notice improved comfort (no drafts, quieter interiors) and lower energy bills right away. When it’s time to sell, buyers will see the newer windows as a plus — it’s one less thing they’ll need to upgrade, and they appreciate the efficiency. With roughly 70–74% of costs recovered on average (12 Remodeling Projects That Offer the Best Value at Resale), window replacements strike a nice balance between personal benefit and resale value. Upgrading insulation or HVAC systems could be considered in the same vein: you enjoy a cozier, more efficient home, and buyers favor a house with reduced future utility costs.
• Convert Unused Spaces into Living Space: If your home has an unfinished basement or attic, converting it into living area can greatly enhance usability and add value. You gain new functional space – perhaps a family entertainment room, home office, or an extra bedroom suite – making your home more livable and enjoyable. At resale, you’re effectively increasing the home’s finished square footage, which boosts its market value. Nationally, attic and basement conversions see about 65–70% of their cost recovered in added value (12 Remodeling Projects That Offer the Best Value at Resale). Importantly, these projects can broaden your buyer pool: for example, turning a musty storage basement into a bright playroom or in-law suite might attract buyers who need more space but hadn’t considered your home before.
• Focus on Kitchens and Baths (Smartly): It’s often said in real estate that “kitchens and bathrooms sell houses.” Buyers are particularly picky about these areas – in fact, nearly 46% of recent home buyers are unwilling to compromise on the condition of the kitchen and baths in the home they purchase (12 Remodeling Projects That Offer the Best Value at Resale). That means updating a dated kitchen or bathroom can significantly boost your home’s appeal and saleability. However, to balance ROI, you might opt for moderate upgrades over ultra-luxe remodels. For instance, refacing cabinets, updating appliances, or replacing the countertop can give a like-new look without the cost of a gut renovation. You’ll enjoy the refreshed space now, and buyers will see an updated kitchen they love (with you recouping a healthy portion of what you spent). The Remodeling Impact Report found both minor kitchen remodels and full renovations returned about 60% on average (12 Remodeling Projects That Offer the Best Value at Resale), so choose a scope that fits your budget and neighborhood. The same goes for bathrooms: focus on fixtures and finishes that make the room feel new and clean, rather than over-the-top luxury add-ons that may not pay off.
• Storage and Functionality Improvements: Don’t overlook projects that improve your home’s function. One interesting high-ROI project was a closet renovation, which returned about 83% of its cost (12 Remodeling Projects That Offer the Best Value at Resale). By upgrading a closet (or adding a well-organized closet system), you enjoy a less cluttered life and lots of daily convenience. Come selling time, buyers will be impressed by the ample, organized storage – it’s a small detail that can set your home apart. Other functional boosts like a garage organization system, a pantry upgrade, or built-in shelving might not have hard ROI data, but they make the home feel more practical and appealing. The key is that you benefit now (through better living experience) and later by showcasing features that resonate with buyers.

Finally, remember that every home and neighborhood is different. An upgrade that’s a home run in one market might not be as critical in another. Use these national ROI numbers and insights as a starting point (12 Remodeling Projects That Offer the Best Value at Resale), but also consult with your real estate agent about what local buyers expect. As Angie Hicks (co-founder of Angi) advises, “You want to keep up with the Joneses, but you don’t want to beat the Joneses” (12 Remodeling Projects That Offer the Best Value at Resale). In other words, improve your home to match buyer expectations for your area, but don’t go so overboard that your home over-improves beyond the neighborhood norm (you likely won’t get the extra money back).

By focusing on the projects that make financial sense and also make your home more enjoyable and marketable, you can confidently invest in improvements that pay off. Whether it’s a quick facelift like a coat of paint and a new door, or a bigger project like finishing the basement, the right upgrades will not only enhance your daily living – they’ll also maximize your home’s value when you’re ready to sell. In the end, the best remodeling projects for you are the ones that strike the ideal balance between ROI and lifestyle, ensuring you get the maximum value from your home both now and in the future.