Home Remodeling Projects That Give You the Most Return on Your Investment

If you're dreaming about a luxurious new bathroom or updated kitchen, you're not alone. Remodeling expenditure in the U.S. was more than $336 billion dollars in just the final quarter of 2018.

Whether you're calling contractors and looking at architect plans or still adding pictures of subway tiles to your Pinterest page, home improvements are an investment, and your return on investment is an important consideration on which project you choose, and how much to spend on it.

If you want to maximize the resale value of your home with a new project, forget the steam shower and start getting excited about garage doors. National averages for cost recouped on exterior replacement projects outperformed most interior projects, according to the Remodeling 2019 Cost vs. Value Report, which compares average costs for 22 remodeling projects with the value those projects retain at resale of the home in 136 U.S. markets.

The Cost vs. Value report uses cost estimates for these projects that were generated by an estimating software for remodelers. Resale values were aggregated from estimates by real estate professionals in an online survey.

Construction cost figures include labor, material, and subtrade expenses, plus industry-standard overhead and profit, but are generic in nature.

Based on the Cost vs. Value report, here are the home improvement projects that give the highest return on investment, as a percentage, followed by the projects that add the biggest dollar amount to the resale value of your home.

Upscale Garage Door Replacement
Upscale Garage Door Replacement

1. Upscale Garage Door Replacement

  • Job Cost: $3,611
  • Resale Value: $3,520
  • Cost Recouped: 97.5%

The garage door is the winner in return on investment, likely recouping almost all of your money.

Photo: Shutterstock

Midrange Manufactured Stone Veneer
Midrange Manufactured Stone Veneer

2. Midrange Manufactured Stone Veneer

  • Job Cost: $8,907
  • Resale Value: $8,449
  • Cost Recouped: 94.9%

Photo: Shutterstock

Midrange Minor Kitchen Remodel
Midrange Minor Kitchen Remodel

3. Midrange Minor Kitchen Remodel

  • Job Cost: $22,507
  • Resale Value: $18,123
  • Cost Recouped: 80.5%

What's the difference between 'midrange' and 'upscale'? According to the report, it's generally different levels of fit and finish. For example, a midrange kitchen remodel has a plastic laminate island countertop and the upscale version has a stone top. The midrange version has just general task lighting, while the upscale version adds under-cabinet lighting. According to the report, these and other differences add up to a price difference of 40% to 50% or more.

Photo: Shutterstock

Midrange Deck Addition (Wood)
Midrange Deck Addition (Wood)

4. Midrange Deck Addition (Wood)

  • Job Cost: $13,333
  • Resale Value: $10,083
  • Cost Recouped: 75.6%

Photo: Shutterstock

Midrange Siding Replacement
Midrange Siding Replacement

5. Midrange Siding Replacement

  • Job Cost: $16,036
  • Resale Value: $12,119
  • Cost Recouped: 75.6%

Photo: Shutterstock

Midrange Entry Door Replacement (Steel)
Midrange Entry Door Replacement (Steel)

6. Midrange Entry Door Replacement (Steel)

  • Job Cost: $1,826
  • Resale Value: $1,368
  • Cost Recouped: 74.9%

Photo: Shutterstock

Upscale Window Replacement (Vinyl)
Upscale Window Replacement (Vinyl)

7. Upscale Window Replacement (Vinyl)

  • Job Cost: $16,802
  • Resale Value: $12,332
  • Cost Recouped: 73.4%

Photo: Shutterstock

Upscale Grand Entrance (Fiberglass)
Upscale Grand Entrance (Fiberglass)

8. Upscale Grand Entrance (Fiberglass)

  • Job Cost: $8,994
  • Resale Value: $6,469
  • Cost Recouped: 71.9%

Photo: Shutterstock

Upscale Window Replacement (Wood)
Upscale Window Replacement (Wood)

9. Upscale Window Replacement (Wood)

  • Job Cost: $20,526
  • Resale Value: $14,530
  • Cost Recouped: 70.8%

Photo: Shutterstock

Midrange Deck Addition (Composite)
Midrange Deck Addition (Composite)

10. Midrange Deck Addition (Composite)

  • Job Cost: $19,150
  • Resale Value: $13,232
  • Cost Recouped: 69.1%

Photo: Shutterstock

Roofing Replacement (Asphalt Shingles)
Roofing Replacement (Asphalt Shingles)

11. Roofing Replacement (Asphalt Shingles)

  • Job Cost: $22,636
  • Resale Value: $15,427
  • Cost Recouped: 68.2%

Photo: Shutterstock

Midrange Bathroom Remodel
Midrange Bathroom Remodel

12. Midrange Bathroom Remodel

  • Job Cost: $20,420
  • Resale Value: $13,717
  • Cost Recouped: 67.2%

Photo: Shutterstock

Midrange Universal Design Bathroom Remodel
Midrange Universal Design Bathroom Remodel

13. Midrange Universal Design Bathroom Remodel

  • Job Cost: $33,374
  • Resale Value: $20,868
  • Cost Recouped: 62.5%

Universal design means including features that make a home accessible to people of all ages or ability. A bathroom, for example would have a wider doorway and shower, and open space for a wheelchair to turn around, and other accessible features.

Photo: B Brown/Shutterstock

Midrange Major Kitchen Remodel
Midrange Major Kitchen Remodel

14. Midrange Major Kitchen Remodel

  • Job Cost: $66,196
  • Resale Value: $41,133
  • Cost Recouped: 62.1%

Photo: Shutterstock

Midrange Roofing Replacement (Metal)
Midrange Roofing Replacement (Metal)

15. Midrange Roofing Replacement (Metal)

  • Job Cost: $38,600
  • Resale Value: $23,526
  • Cost Recouped: 60.9%

Photo: Shutterstock

Midrange Bathroom Addition
Midrange Bathroom Addition

16. Midrange Bathroom Addition

  • Job Cost: $47,427
  • Resale Value: $28,726
  • Cost Recouped: 60.6%

Photo: Shutterstock

Upscale Bathroom Remodel
Upscale Bathroom Remodel

17. Upscale Bathroom Remodel

  • Job Cost: $64,743
  • Resale Value: $38,952
  • Cost Recouped: 60.2%

Photo: Shutterstock

Upscale Major Kitchen Remodel
Upscale Major Kitchen Remodel

18. Upscale Major Kitchen Remodel

  • Job Cost: $131,510
  • Resale Value: $78,524
  • Cost Recouped: 59.7%

Photo: Shutterstock

Midrange Master Suite Addition
Midrange Master Suite Addition

19. Midrange Master Suite Addition

  • Job Cost: $130,986
  • Resale Value: $77,785
  • Cost Recouped: 59.4%

Photo: Shutterstock

Upscale Bathroom Addition
Upscale Bathroom Addition

20. Upscale Bathroom Addition

  • Job Cost: $87,704
  • Resale Value: $51,000
  • Cost Recouped: 58.1%

Photo: Shutterstock

Midrange Backyard Patio
Midrange Backyard Patio

21. Midrange Backyard Patio

  • Job Cost: $56,906
  • Resale Value: $31,430
  • Cost Recouped: 55.2%
Photo: Shutterstock

Upscale Master Suite Addition
Upscale Master Suite Addition

22. Upscale Master Suite Addition

  • Job Cost: $271,470
  • Resale Value: $136,820
  • Cost Recouped: 50.4%

Photo: Shutterstock

These Projects Add The Most Dollar Value To Your Home:
These Projects Add The Most Dollar Value To Your Home:

These Projects Add The Most Dollar Value To Your Home:

1. Upscale Master Suite Addition

  • Job Cost: $271,470
  • Resale Value: $136,820
  • Cost Recouped: 50.4%

That same master suite, which recoups just a little over 50% of your investment, still adds the most dollar value to your home at resale.

Photo: Shutterstock

Upscale Major Kitchen Remodel
Upscale Major Kitchen Remodel

2. Upscale Major Kitchen Remodel

  • Job Cost: $131,510
  • Resale Value: $78,524
  • Cost Recouped: 59.7%

Photo: Shutterstock

Midrange Master Suite Addition
Midrange Master Suite Addition

3. Midrange Master Suite Addition

  • Job Cost: $130,986
  • Resale Value: $77,785
  • Cost Recouped: 59.4%

Photo: Shutterstock

Upscale Bathroom Addition
Upscale Bathroom Addition

4. Upscale Bathroom Addition

  • Job Cost: $87,704
  • Resale Value: $51,000
  • Cost Recouped: 58.1%

Photo: Shutterstock

Midrange Major Kitchen Remodel
Midrange Major Kitchen Remodel

5. Midrange Major Kitchen Remodel

  • Job Cost: $66,196
  • Resale Value: $41,133
  • Cost Recouped: 62.1%

Photo: Shutterstock

Upscale Bathroom Remodel
Upscale Bathroom Remodel

6. Upscale Bathroom Remodel

  • Job Cost: $64,743
  • Resale Value: $38,952
  • Cost Recouped: 60.2%

Photo: Shutterstock

Midrange Backyard Patio
Midrange Backyard Patio

7. Midrange Backyard Patio

  • Job Cost: $56,906
  • Resale Value: $31,430
  • Cost Recouped: 55.2%

Photo: Shutterstock

Midrange Bathroom Addition
Midrange Bathroom Addition

8. Midrange Bathroom Addition

  • Job Cost: $47,427
  • Resale Value: $28,726
  • Cost Recouped: 60.6%

Photo: Shutterstock

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