Updated October 2026. Home upgrades ranked by how much of their cost they recover at resale, from the 2025 Cost vs. Value report and the 2025 NAR and NARI Remodeling Impact report, read October 29, 2026.
The upgrades that add the most market value for their cost are exterior replacements, not big remodels. In the 2025 Cost vs. Value national averages (read October 2026), a garage door replacement recouped 268% of its cost and a steel entry door 216%, while an upscale primary suite addition recouped 18%. NARI members ranked a new steel front door first, at 100% cost recovery.
Jump to: 💲 Ranked list · 🏠 Over 100% · 🪜 70% to 100% · ⏱️ Under 70% · 🤝 Before you sell · ❓ FAQ
Key takeaways
- Five projects recouped more than they cost in 2025: garage door (268%), steel entry door (216%), stone veneer (208%), fiber-cement siding (114%) and a midrange minor kitchen remodel (113%).
- In the NAR and NARI 2025 report, NARI members put a steel front door (100%), a closet renovation (83%) and a fiberglass front door (80%) at the top for cost recovery.
- Realtors most often suggest painting the whole home (50%) before listing.
- Big additions and high-end remodels get back the least, often under 40%.
“Upgrade properly” means spending where buyers will pay you back. Two yearly studies help. The Cost vs. Value report compares what projects cost with the value they add at resale in 119 U.S. markets. The Remodeling Impact report, from the National Association of Realtors and the National Association of the Remodeling Industry, asks Realtors and remodelers which projects pay back and which make owners happiest.
Which home upgrades add the most value? The full 2025 ranking
Here are all 28 projects from the 2025 Cost vs. Value national averages, ranked by the share of cost recouped at resale.
| # | Project | Job cost | Resale value | Recouped |
|---|---|---|---|---|
| 1 | Garage door | $4,672 | $12,507 | 268% |
| 2 | Steel entry door | $2,435 | $5,270 | 216% |
| 3 | Stone veneer | $11,702 | $24,328 | 208% |
| 4 | Fiber-cement siding | $21,485 | $24,420 | 114% |
| 5 | Small kitchen update | $28,458 | $32,141 | 113% |
| 6 | Vinyl siding | $17,950 | $17,313 | 97% |
| 7 | Backup generator | $13,534 | $12,902 | 95% |
| 8 | Wood deck | $18,263 | $17,323 | 95% |
| 9 | Composite deck | $25,096 | $22,199 | 89% |
| 10 | Fiberglass grand entry | $11,754 | $9,959 | 85% |
| 11 | Bath remodel, mid | $26,138 | $20,915 | 80% |
| 12 | Vinyl windows | $22,073 | $16,657 | 76% |
| 13 | Electric HVAC swap | $19,484 | $14,053 | 72% |
| 14 | Basement remodel | $52,012 | $36,905 | 71% |
| 15 | Wood windows | $26,781 | $18,764 | 70% |
| 16 | Asphalt roof | $31,871 | $21,501 | 68% |
| 17 | Bath for all ages | $42,183 | $25,812 | 61% |
| 18 | Added bath, mid | $60,645 | $32,347 | 53% |
| 19 | Big kitchen redo, mid | $82,793 | $42,130 | 51% |
| 20 | Metal roof | $51,865 | $25,972 | 50% |
| 21 | Backyard patio | $51,454 | $23,672 | 46% |
| 22 | Bath remodel, high-end | $81,612 | $34,000 | 42% |
| 23 | Backyard unit (ADU) | $166,406 | $68,656 | 41% |
| 24 | Added bath, high-end | $111,255 | $40,526 | 36% |
| 25 | Big kitchen redo, high-end | $164,104 | $58,561 | 36% |
| 26 | Primary suite, mid | $170,517 | $55,097 | 32% |
| 27 | Solar panels | $55,937 | $16,625 | 30% |
| 28 | Primary suite, high-end | $351,613 | $63,136 | 18% |
These are national averages. In your town, a project can do much better or worse, so treat the ranking as a starting point and check local sales.
Which upgrades recoup more than they cost?
Five projects came in above 100% in 2025, and all but one are on the outside of the house. That makes sense. The front of a home is the first photo buyers see online and the first thing they see from the car.
Garage and entry doors. These are the cheapest jobs on the list and the best payback. A steel front door also tops the NAR and NARI 2025 report, where NARI members estimated 100% cost recovery. A fiberglass front door came in at 80% there.
Stone veneer and fiber-cement siding. Both change how the whole house reads from the street. They cost more, so get several quotes and check what nearby homes have.
Minor kitchen remodel. Think new cabinet fronts, counters, sink, faucet and appliances in the same layout. It’s the one interior project above 100%. The key word is minor. Our guide to enhancing curb appeal pairs well with the exterior items here.
Which upgrades recover 70% to 100% of their cost?
This middle group is the practical stuff. Buyers notice it in an inspection report or a power bill. Think vinyl siding, a backup generator, a deck, new windows, a mid-range bath or an electric heat pump.
Bathrooms are the classic example. A midrange bath remodel recouped 80% nationally. If you’re planning one, Jaeger Lumber has a helpful breakdown on estimating a bathroom renovation budget, and our post on details to consider before a bathroom remodel covers the planning side.
Windows and HVAC also bring comfort and lower bills while you live there. If you’re counting on a federal tax credit, check first. The IRS page for the Energy Efficient Home Improvement Credit describes it for qualifying property placed in service from January 1, 2023 through 2025, so confirm what applies before a 2026 project.
Realtors also see demand rising for some of these. In the NAR and NARI report, the projects with the biggest increase in buyer demand were kitchen upgrades (48%), new roofing (43%) and bathroom renovations (35%).
Sell smarter
List your home on the MLS from $99
A flat fee instead of a percentage, and $0 to Beycome at closing. You stay in control of your sale.
Sell your home →Buy smarter
Get up to 2% back at closing
On homes listed by other agents, Beycome credits you up to 2% of the price at closing (1% kept, $1,499 minimum; not on FSBO homes or homes listed by Beycome sellers).
Buy a home →Which upgrades recover the least?
Big additions and high-end finishes sit at the bottom. A high-end primary suite got back 18% of its cost. Solar got back 30%. A backyard unit (ADU) got back 41%, though rent from it can change that math.
Roofs land here too: 68% for asphalt and 50% for metal. That doesn’t mean skip them. A failing roof can stop a sale or a loan. It means you replace a roof because it’s needed, not as an investment. In the NAR and NARI report, new roofing still earned a top homeowner Joy Score of 10, and 37% of Realtors suggested it before listing.
A full gut renovation is a different case. Opening every wall lets you find and fix hidden problems at once, but it rarely pays back before a near-term sale. Do it for a home you’ll keep.
Smaller, steady home improvements often beat one large project. Our list of property changes that increase value and these four ways to increase your property’s value have more ideas.
Which upgrades should you do before selling?
Start cheap and visible. When NAR and NARI asked Realtors what they suggest before listing, the top answers were painting the whole home (50%), painting one interior room (41%) and new roofing (37%). Add a new front or garage door if yours is worn. Fix anything an inspector would flag.
If you’re not sure where to begin, our renovation priority framework sorts projects by safety, systems, envelope and looks. Our prep plans for $0, $500 and $5,000 help if the budget is tight.
Then check what upgraded homes near you actually sold for with our home value calculator. When it’s time to list, Beycome puts your home on the major home search sites and the MLS from $99, with $0 due to Beycome at closing, and every decision stays yours. Over 22,000 homeowners have sold with Beycome, saving over $225 million (Beycome internal data, October 2026). See how listing works.
Upgrade value questions
What home upgrade adds the most value?
In the 2025 Cost vs. Value national averages, garage door replacement recouped 268% of its cost and a steel entry door 216%. In the NAR and NARI 2025 report, a steel front door ranked first at 100%.
Does a kitchen remodel increase home value?
A midrange minor kitchen remodel recouped 113% in 2025. A midrange major remodel recouped 51% and an upscale one 36%, so scale matters.
Is a bathroom remodel worth it for resale?
A midrange bath remodel recouped 80% nationally in 2025, while an upscale one recouped 42%. Keep it midrange if you may sell soon.
Does a new roof increase home value?
It recovers part of its cost (68% for asphalt in 2025) and it can prevent problems with inspections, insurance and loans. Replace it when needed, not as an investment.
Which upgrades should I avoid before selling?
Large additions, upscale remodels and solar recovered 18% to 41% in 2025. Unfinished projects also hurt more than they help.
Are these numbers the same in my area?
No. They’re national averages across 119 markets. Local labor costs and buyer tastes change the results, so check recent sales near you.
Project costs and resale values are 2025 national averages from the Cost vs. Value report; cost-recovery estimates, Joy Scores and Realtor recommendations come from the 2025 NAR and NARI Remodeling Impact report; tax credit details from the IRS. All read October 29, 2026. Local results vary. Beycome Basic is $99 as of October 2026; “$0 at closing” means no Beycome fee at closing, while other closing costs still apply. General information, not tax or legal advice.
Sources
- Journal of Light Construction, 2025 Cost vs. Value Report, national averages, read October 29, 2026.
- NAR and NARI, 2025 Remodeling Impact report release, April 9, 2025, read October 29, 2026.
- IRS, Energy Efficient Home Improvement Credit, read October 29, 2026.
- Beycome, listing package features, October 2026.
Disclosure & Disclaimer
Beycome provides real estate services through affiliated licensed brokerages and has a commercial interest in the services and business models discussed on this blog. Content reflects Beycome’s perspective and may promote our services; it should not be treated as independent or neutral reporting.
Articles are provided for general informational and educational purposes only, not as financial, tax, legal, or investment advice or a recommendation for your particular situation. Reading this blog does not create a brokerage, advisory, or other professional relationship.
Information, opinions, pricing, service descriptions, and comparisons reflect the sources and information available when an article was published or last updated and may change. Although we aim for accuracy, we do not guarantee that all content is complete, current, or applicable to your circumstances. Laws, market conditions, and service availability vary by location. Examples and estimated savings are illustrative, depend on stated assumptions, and do not guarantee individual results.
Verify relevant information directly and consult qualified professionals before making decisions. Beycome services are subject to applicable agreements, eligibility requirements, and state-specific terms.
