13 Best ROI Home Improvements to Make Before Listing Your Home
13 Best ROI Home Improvements to Make Before Listing Your Home
From garage doors to kitchen updates, maximize your return and attract more buyers.
You want top dollar for your home. Every seller does. But here is the hard truth most homeowners learn too late: not every renovation pays for itself when you sell.
Americans spent an estimated $603 billion on home remodeling projects in 2024 alone. A huge chunk of that money went toward upgrades that looked great but returned pennies on the dollar at closing. Meanwhile, some of the simplest, least expensive improvements routinely return 100%, 200%, or even more of their cost.
The difference between a smart pre-listing upgrade and a money pit comes down to knowing which best ROI home improvements actually move the needle with buyers in 2026. This guide breaks down the 13 projects that consistently deliver the highest return, backed by the latest data from the 2025 Cost vs. Value Report, the NAR/NARI 2025 Remodeling Impact Report, and input from experienced real estate professionals.
Key Takeaways
- Exterior and curb appeal improvements consistently outperform interior remodels for ROI
- Garage door replacement remains the number one ROI project for the second consecutive year
- Minor kitchen and bathroom updates outperform full-scale renovations by a wide margin
- Buyers in 2026 are prioritizing move-in ready homes over fixer-uppers
- The smartest pre-listing strategy focuses on cosmetic updates, not structural changes
- Most high-ROI projects cost under $10,000 and can be completed in days, not months
Why Pre-Listing Home Improvements Matter More Than Ever
The housing market in 2026 is shaped by a clear buyer preference: move-in ready homes sell faster and for more money. Rising material costs, busy schedules, and limited contractor availability mean most buyers do not want to tackle renovations after closing. They want a home that feels finished the day they get the keys.
Research from Thumbtack found that a well-maintained home can sell for about 10% more than a similar home in average condition. On a $400,000 home, that is a $40,000 difference, often driven by improvements that cost a fraction of that figure.
Meanwhile, nearly one-third of recent sellers surveyed by Zillow said they believe they could have gotten a higher price if they had made more improvements before listing. The regret is real, and it is avoidable.
Harvard researchers estimate Americans' total spending on home remodeling could reach a record $524 billion or more in early 2026. That tells you how seriously homeowners are taking pre-sale preparation. The sellers who win are the ones who spend smart, not the ones who spend the most.
According to the 2025 NAR/NARI Remodeling Impact Report, 50% of Realtors recommend sellers paint their entire home before listing, 41% suggest painting at least one interior room, and 37% recommend replacing old roofing. The message from the professionals who sell homes every day is consistent: invest in the right upgrades and your home will sell faster, attract more offers, and command a higher price.
But here is what matters just as much as knowing what to do: knowing what not to do. The 30% rule is a good place to start. It suggests spending no more than 30% of your home's current value on total renovations. For a $400,000 home, that means keeping your total investment under $120,000. Go beyond that, and you risk over-improving for your neighborhood, which is one of the fastest ways to lose money.
The projects that follow are ranked by a combination of ROI percentage, broad buyer appeal, and practical feasibility for sellers who need to get their homes market-ready without delays or budget overruns.
1. Garage Door Replacement
DetailDataAverage Cost$2,300 – $4,500Average ROI194% – 268%
For the second consecutive year, garage door replacement holds the number one position in the Cost vs. Value Report. That is not a coincidence. It is also not complicated.
A new garage door transforms the entire front-facing appearance of your home. Given that garage doors often account for up to 30% of a home's visible facade, a dated or damaged door drags down every listing photo, every drive-by showing, and every first impression.
The upgrade itself is straightforward. Replace your old door with an insulated steel or composite model featuring clean, modern lines. Opt for neutral colors that complement your exterior palette. Most installations take a single day.
Beyond aesthetics, a new garage door improves home security and energy efficiency, especially for attached garages where air leaks affect the rest of the house. Buyers notice all of this, even if they cannot articulate exactly why the home "feels right."
What to choose
- Steel insulated doors with a clean, contemporary profile
- Neutral finishes like charcoal, white, or dark bronze
- Windows or frosted glass panels for visual interest
- Hardware that matches your home's exterior style
What to avoid
- Custom carriage-house doors that exceed the neighborhood standard
- Bold or unusual colors that limit buyer appeal
- Ultra-high-end materials that push costs beyond the sweet spot
Why this works so well
Buyers form opinions about your home within seconds of seeing it online or pulling into the driveway. The garage door is often the largest single visual element on the front of a house. When it is modern and clean, the whole home looks updated. When it is dented, faded, or outdated, the home looks neglected regardless of what you have done inside.
This is also one of the easiest projects to complete. Most garage door companies can measure, order, and install a new door within one to two weeks. There is minimal disruption to your daily life, no dust or debris inside the home, and the transformation is immediate.
2. Steel Entry Door Replacement
DetailDataAverage Cost$2,200 – $4,000Average ROI188% – 216%
Your front door is the handshake your home gives every visitor. A weathered, dated, or flimsy entry door signals neglect before a buyer even steps inside.
The 2025 Cost vs. Value Report places steel entry door replacement as the second-highest ROI project nationally. The 2025 NAR/NARI Remodeling Impact Report goes even further, showing that a new steel front door achieves 100% cost recovery at resale, the highest of any individual project they tracked.
Steel doors offer durability, low maintenance, and excellent insulation. They resist warping, cracking, and rotting far better than wood alternatives. And because installation is quick and relatively affordable, this upgrade punches well above its weight class.
How to get the best return
- Choose a classic panel design that suits your home's architecture
- Select a finish color that contrasts nicely with your siding for visual pop
- Add sidelights or a transom window if your entryway supports them
- Include quality hardware like a solid deadbolt, lever handle, and kick plate
- Consider a fiberglass option if you want the look of wood grain without the maintenance (fiberglass front doors show about 80% cost recovery according to the NAR report)
3. Manufactured Stone Veneer
DetailDataAverage Cost$10,000 – $12,000Average ROI153% – 208%
Adding manufactured stone veneer to the lower portion of your home's front facade is one of the most effective ways to boost curb appeal. This project involves replacing a section of vinyl or wood siding (typically the bottom third of the front elevation) with lightweight, manufactured stone that mimics natural materials.
The visual effect is dramatic. Stone veneer adds texture, depth, and a sense of permanence that buyers associate with quality construction. It works well on virtually any architectural style, from traditional colonials to modern farmhouses.
For the third consecutive year, manufactured stone veneer ranks in the top three of the Cost vs. Value Report. It consistently returns well over 100% of its cost, making it one of the few exterior projects where you actually profit from the investment at resale.
Best practices
- Focus the stone on the front facade only, specifically the lower third to half
- Choose a stone color and pattern that complements your existing siding and roof
- Ensure proper installation with a water-resistive barrier behind the veneer
- Pair with updated landscaping for maximum curb appeal impact
Who should consider this project
Manufactured stone veneer works especially well on homes with large expanses of plain siding that lack visual interest. If your home's front elevation feels flat or monotone, adding stone to the lower portion creates depth and architectural character that draws the eye. It works particularly well on craftsman, colonial, and modern farmhouse styles, but can be adapted to almost any aesthetic.
This project does require professional installation to ensure moisture management is handled correctly. Poor installation can lead to water intrusion behind the veneer, so hire a qualified contractor with experience in stone veneer applications. Most installations take three to five days for a standard front facade.
DetailDataAverage Cost$25,000 – $30,000Average ROI96% – 113%
The kitchen is the emotional center of most home-buying decisions. A clean, modern, functional kitchen tells buyers the home is well-maintained and ready for daily life. But here is the critical distinction: minor kitchen updates massively outperform full-scale kitchen renovations for ROI.
The 2025 Cost vs. Value Report shows minor kitchen remodels as the only interior project in the national top five, with returns above 100% in many markets. Meanwhile, major upscale kitchen remodels return around 38% or less. The message is clear: strategic, surface-level updates win.
A minor kitchen remodel typically includes refacing or painting existing cabinet boxes, replacing cabinet hardware, installing new countertops (quartz or solid-surface laminate, not necessarily granite), updating the backsplash, swapping outdated appliances for energy-efficient stainless models, adding new flooring, and applying a fresh coat of paint.
The key is keeping the existing layout and plumbing in place. Moving walls, relocating plumbing, or expanding the footprint of the kitchen drives costs up exponentially while doing almost nothing for ROI. Buyers care about how the kitchen looks and feels, not whether you moved the sink six inches to the left.
Smart kitchen upgrades that pay off
- Cabinet refresh: Repaint or reface existing cabinet doors instead of ripping them out. New hardware alone can transform the look for under $500.
- Countertops: Quartz and quality laminate look fantastic and cost far less than natural stone. Buyers appreciate surfaces that are durable and low-maintenance.
- Appliances: Energy-efficient, stainless steel appliances signal "updated" to buyers. You do not need commercial-grade equipment. Mid-range models from reputable brands are the sweet spot.
- Backsplash: A clean, modern backsplash (subway tile, geometric patterns, or simple stone) ties the room together for a few hundred dollars.
- Lighting: Under-cabinet LED lighting and a modern pendant fixture over the island or sink can change the entire mood of the space.
What to skip
- Full gut renovations that reconfigure the floor plan
- Ultra-luxury finishes that exceed neighborhood standards
- Highly trendy design choices (bright-colored cabinets, dramatic tile patterns) that may not appeal to all buyers
- Commercial-grade appliances in a mid-range home
A note on tariffs and material costs
Tariffs imposed in 2025 on imported kitchen cabinets, bathroom vanities, and related materials have pushed up remodeling costs. This makes the case for minor updates even stronger. Instead of replacing all your cabinets (which are now more expensive), refacing or painting the existing boxes keeps costs controlled while still delivering the visual transformation buyers want.
If your countertops need replacing, consider quartz or high-quality laminate rather than imported natural stone. These materials look beautiful, perform well, and are less affected by trade policy changes.
How a minor kitchen remodel compares to a major renovation
The math on this is straightforward. A minor kitchen remodel costing $25,000–$30,000 can return 96%–113%, meaning you recover nearly all (or more than) your investment. A major upscale kitchen remodel costing $75,000–$150,000 typically returns only 38%–50%, meaning you lose $40,000–$75,000 at closing.
The buyers who are willing to pay $150,000 more for your home because of the kitchen are extraordinarily rare. The buyers who will pay $25,000–$30,000 more for a clean, modern, updated kitchen are everywhere.
DetailDataAverage Cost$10,000 – $25,000 (midrange remodel)Average ROI73% – 74%
Bathrooms are the second space buyers scrutinize most closely. Outdated tile, worn fixtures, and yellowed lighting signal deferred maintenance. A freshened bathroom signals a move-in ready home.
Like kitchens, the best returns come from targeted updates rather than full renovations. The 2025 Cost vs. Value Report shows midrange bathroom remodels returning about 74% of costs. That may seem modest compared to exterior projects, but bathrooms heavily influence buyer perception and can directly determine whether a buyer makes an offer.
Highest-impact bathroom updates
- Vanity replacement: A new vanity with a stone or solid-surface top and modern vessel or undermount sink makes the biggest visual statement per dollar
- Fixture updates: Replace dated faucets, showerheads, towel bars, and toilet paper holders with a matching brushed nickel or matte black set
- Lighting: Swap out the old "Hollywood bar" light with a modern sconce or updated vanity light
- Mirror: Replace a builder-grade plate mirror with a framed or floating mirror
- Tile refresh: If the tile is in decent shape, professional regrout and recaulk can make it look nearly new. If it is beyond saving, focus on the shower surround and floor
- Toilet replacement: A new elongated, comfort-height toilet costs $200–$400 installed and immediately removes one of the most common buyer objections
- Paint: A fresh coat of paint in a neutral, warm-toned color pulls everything together
What to skip in a pre-sale bathroom remodel
- Moving plumbing or expanding the room's footprint
- Heated floors (nice to have, but buyers will not pay extra for them)
- Freestanding soaking tubs that reduce usable shower space
- Premium tile work that exceeds what comparable homes in the neighborhood offer
6. Interior and Exterior Paint
DetailDataAverage Cost$3,000 – $6,000 (interior); $3,000 – $7,000 (exterior)Average ROI100%+ for interior; 50% – 100% for exterior
If there is one single improvement that delivers the most bang for the buck across every price range and every market, it is paint. Fresh paint makes a home look clean, cared for, and move-in ready. It covers scuffs, marks, and years of wear. It photographs beautifully for online listings. And it costs a fraction of any other major improvement.
The 2025 NAR Remodeling Impact Report found that 50% of Realtors suggest painting the entire home before listing, making it the number one recommendation from real estate professionals nationwide. Another 41% recommend painting at least one room.
Interior paint strategy
- Stick with neutral, warm tones that appeal to the widest range of buyers. In 2026, soft whites, warm grays, greige tones, and muted earth tones are performing well.
- Paint every room the same color or a coordinated palette of two to three shades. This creates visual flow and makes the home feel larger and more cohesive.
- Do not forget ceilings, trim, and baseboards. A crisp white ceiling and clean trim make walls look their best.
- Focus extra attention on high-traffic areas like entryways, kitchens, and bathrooms where wear shows most.
Exterior paint strategy
- Power wash the entire exterior before painting or instead of painting. A thorough power wash removes dirt, mold, and mildew and can make a sound paint job look fresh again. Cost: $200–$400.
- If the exterior needs paint, choose a modern neutral palette. Dark gray, navy, charcoal, and warm white are strong choices in 2026.
- Paint or stain the front door a contrasting color for visual interest.
- Touch up garage trim, shutters, and fascia boards where peeling or fading is visible.
7. Siding Replacement or Repair
DetailDataAverage Cost$15,000 – $50,000 (full replacement varies by material)Average ROI80% – 153% depending on material
Siding is the skin of your home. When it looks tired, cracked, or dated, every other exterior improvement loses impact. If your siding is in reasonable condition, targeted repairs and power washing may be all you need. But if it is visibly failing, replacement delivers strong returns.
The Cost vs. Value Report shows fiber-cement siding replacement as one of the top-performing projects, with ROI consistently above 80%. Vinyl siding replacement returns around 80% as well, while stone veneer siding can return over 150%.
When siding replacement makes sense before listing
- Visible warping, cracking, or rot on multiple sections
- Faded or discolored siding that power washing cannot fix
- Outdated material like aluminum or wood shake that buyers perceive as high-maintenance
- Missing sections or storm damage
When repair is enough
- A few damaged boards or panels that can be matched and replaced
- Minor cosmetic issues that power washing and touch-up paint can address
- Siding that is structurally sound but slightly faded
8. Landscaping and Curb Appeal
DetailDataAverage Cost$500 – $5,000Average ROI100% – 200%+
Curb appeal is the number one factor driving first impressions, and first impressions drive buyer interest. According to the NAR Remodeling Impact Report on outdoor features, 92% of Realtors have suggested sellers improve curb appeal before listing, and 97% believe curb appeal is important in attracting buyers.
The beauty of landscaping improvements is the ratio of cost to impact. A few hundred dollars in mulch, plants, and cleanup work can transform how a property presents in listing photos and drive-by showings.
High-impact, low-cost landscaping moves
- Fresh mulch: Two to four inches of dark mulch in all beds creates instant visual definition. Budget: $100–$300 for most properties.
- Trimmed shrubs and trees: Overgrown vegetation makes a home look neglected. A professional trim costs $200–$500 and opens up sightlines.
- Seasonal flowers: A few flats of colorful annuals at the front entrance cost $50–$100 and make listing photos pop.
- Edging: Clean, defined borders between lawn and beds signal attention to detail.
- Lawn care: Green, mowed, and edged. If the lawn is patchy, overseed six to eight weeks before listing.
- Walkway and driveway: Pressure wash concrete and stone surfaces. Repair cracks. Fill joints. Cost: $200–$500.
- Exterior lighting: Solar path lights and a few well-placed uplights on trees or architectural features add warmth and safety for evening showings. Budget: $100–$300.
- House numbers and mailbox: Replace faded or dated house numbers with modern, visible ones. A new mailbox costs $50–$150 and signals care.
