Which home improvements add the most resale value
Not every upgrade you enjoy will pay you back when you sell. Year after year the data says the same thing: unglamorous exterior replacements return more at resale than expensive interior remodels. Here is what the latest national numbers show, and how to think about return on a project you also have to live with.
Key takeaways
- Exterior replacements dominate: in the 2025 Cost vs. Value Report, nine of the top ten projects for resale return are exterior, not interior.
- A new garage door, a steel entry door, and manufactured stone veneer lead the list, each recouping well over 200% of its cost on average.
- Siding is the standout among major projects: fiber-cement siding recoups around 114% and vinyl around 97% nationally.
- Roofing and window replacement typically return in the high-50% to roughly 70% range nationally, but the figure swings widely by region.
- Return on investment is what you recoup at resale, not profit, and it matters most if you plan to sell soon; if you are staying, comfort and durability matter more than the percentage.
What pays back the most
The numbers below are national averages from the 2025 Cost vs. Value Report, which compares a project's typical cost against the resale value it adds. Two themes hold every year: small exterior and curb-appeal projects top the list, and replacements beat remodels.
| Project | Cost recouped | Notes |
|---|---|---|
| Garage door replacement | ~268% | Tops the list; high impact, low cost |
| Steel entry door replacement | ~216% | Curb appeal for a modest spend |
| Manufactured stone veneer | ~208% | Front-facade accent |
| Fiber-cement siding replacement | ~114% | Best return among major projects |
| Vinyl siding replacement | ~97% | Strong return at a lower cost than fiber cement |
| Wood deck addition | ~95% | Adds usable outdoor space |
| Midrange bathroom remodel | ~80% | Best of the interior remodels |
Why exterior projects win
Curb appeal sells houses. The first thing a buyer sees is the roof, siding, front door, and garage, so replacing a tired exterior reads as a move-in-ready home and shows up directly in offers. Interior remodels are more personal: your tile and layout choices may not match the next owner's taste, which is why a $60,000 kitchen rarely returns its full cost. Replacements also signal that the house has been maintained, which removes a negotiating lever from the buyer.
Where roofing and windows fit
Roofing and window replacement recoup less than a garage door on paper, typically in the high-50% to roughly 70% range nationally, but that average hides a huge regional spread, and the return is not the whole story. A failing roof or drafty single-pane windows are deal-killers that show up in the inspection and knock thousands off an offer, or scare buyers away entirely. The right way to read these projects is as protecting your sale price, not padding it.
Because the return swings so much by market, a national average is only a starting point. Open your town's dashboard to see what the project actually costs where you live.
How to spend for resale
- Selling within a year or two: favor the high-return exterior replacements (garage door, entry door, siding) and fix anything a home inspector will flag, like the roof.
- Staying put: buy for comfort, durability, and energy savings; the resale percentage matters far less when you will enjoy the upgrade for a decade.
- Don't over-improve: the priciest finishes in a modest neighborhood rarely recoup. Match the upgrade to the homes around you.
Frequently asked questions
What home improvement adds the most resale value?
Do kitchen and bathroom remodels pay for themselves?
Is a new roof worth it for resale?
See the numbers for your town
These guides are national. Open the explorer to see real cost ranges modeled for your town across every project.
Cost figures in this guide are modeled national ranges for general planning, not quotes. Local pricing varies, always get an on-site assessment from a licensed pro before you commit. Evergreen guide