Home Renovation Projects with the Highest ROI in 2026

Not every renovation dollar comes back to you at resale. Some projects return nearly double what you spent; others are money pits that buyers don’t care about. I’ve watched sellers pour $80,000 into a luxury kitchen remodel and recover maybe $35,000 at closing. Meanwhile, their neighbor replaced a garage door for $4,300 and got back $8,300. The math doesn’t lie — and the 2026 data paints a clear picture of what works and what doesn’t.

Here are the top renovation projects ranked by return on investment, based on the latest cost-vs-value data, plus guidance on which upgrades to skip entirely.

1. Garage Door Replacement — 194% ROI

This has topped the ROI charts for years, and 2026 is no different. Replacing an outdated garage door with a four-section steel model with insulation and windows costs roughly $4,300 and adds about $8,350 in resale value. That’s a 194% return — the only common project that actually makes you money.

Why does it work so well? Curb appeal. The garage door is often the single largest visible element on a home’s front facade. A beat-up door drags down the entire first impression, and buyers notice. If you’re getting ready to list, this should be the first call you make. Our staging tips cover curb appeal in detail, and a new garage door is the highest-impact item on that list.

2. Manufactured Stone Veneer — 153% ROI

Adding manufactured stone veneer to the bottom third of a home’s street-facing exterior costs around $11,000 and returns roughly $16,900. That 153% ROI makes it the second-best investment you can make before selling.

This works because it shifts a home from “builder-grade vinyl siding” to “updated and well-maintained” in a buyer’s mind. The cost is manageable, the installation is quick (usually 2–3 days), and the visual impact is dramatic. Pair it with fresh landscaping and that garage door replacement and you’ve transformed your home’s exterior for under $20,000.

3. Minor Kitchen Remodel — 96% ROI

The keyword here is minor. We’re talking about refacing cabinets (not replacing them), swapping out hardware, installing a new laminate countertop, adding a mid-range sink and faucet, replacing the flooring, and painting. Budget: around $27,000. Expected return: roughly $26,000.

A 96% return means you’re almost breaking even, which sounds underwhelming until you compare it to a major upscale kitchen remodel (more on that disaster below). The minor remodel also makes your home dramatically more sellable — kitchens and bathrooms are where buyers mentally add or subtract from their offer. Check our renovation guide for cost breakdowns on kitchen projects by scope.

4. Steel Entry Door Replacement — 91% ROI

Replacing your front entry door with a steel unit costs about $2,200 and returns approximately $2,000. The 91% ROI is strong, but the real value is speed and simplicity. This is a half-day project that instantly upgrades your home’s entrance. Steel doors also improve energy efficiency and security — two things buyers ask about.

5. Wood Deck Addition — 83% ROI

Adding a 16×20-foot wood deck runs about $19,000 and returns around $15,700. Outdoor living space has been gaining value steadily since 2020, and the trend isn’t slowing down. Composite decking costs more upfront ($24,000+) but returns slightly less in percentage terms (about 78% ROI), though the lower maintenance appeals to many buyers.

If you’re renovating specifically to sell, wood is the better ROI play. If you’re staying put for 5+ years, composite might save you enough in maintenance to justify the higher cost.

6. Mid-Range Bathroom Remodel — 74% ROI

A mid-range bathroom remodel — new tub with ceramic tile surround, new toilet, vanity, flooring, and updated fixtures — costs about $25,000 and returns roughly $18,500. That 74% ROI won’t excite accountants, but a dated bathroom actively repels buyers. This is often a defensive renovation: you’re not adding value so much as removing a reason for buyers to lowball you.

A pre-listing home inspection can help you identify which bathroom issues buyers will flag, so you can focus your budget on fixes that actually matter.

7. Vinyl Window Replacement — 69% ROI

Replacing 10 windows with energy-efficient vinyl units costs around $20,000 and returns about $13,800. The 69% ROI isn’t spectacular, but older single-pane windows are a red flag for buyers worried about energy bills and drafts. In colder climates, new windows can also cut heating costs by 10–15%, which adds up if you plan to stay in the home.

8. Fiber Cement Siding — 68% ROI

Full siding replacement with fiber cement (James Hardie-type product) costs roughly $22,000 and returns about $15,000. It’s a big job with a moderate return, but if your current siding is visibly damaged, warped, or dated, this project removes a major objection for buyers. The material itself lasts 30–50 years and resists rot, termites, and fire.

9. Attic Insulation — 67% ROI

Upgrading attic insulation to current code standards costs around $2,500 and returns approximately $1,675. The percentage isn’t eye-popping, but the absolute cost is so low that this is almost a no-brainer. Energy savings of 10–20% on heating and cooling bills mean this project can pay for itself in 3–5 years even if you never sell.

10. HVAC Replacement — 65% ROI

Replacing an aging HVAC system with a high-efficiency unit costs $10,000–$12,000 and returns about $6,500–$7,800. The ROI is the lowest on this list, but here’s the thing: a 20-year-old furnace or AC unit is a negotiation point for every serious buyer. Their inspector will flag it, their agent will use it to negotiate $5,000–$10,000 off your price, and you’ll end up “paying” for a new system anyway — just on the buyer’s terms instead of yours.

When setting your list price, factor in completed upgrades like HVAC. Our pricing strategy guide explains how to account for recent improvements without overpricing.

Projects to Avoid Before Selling

Swimming Pool — 40–50% ROI (or Worse)

An in-ground pool costs $50,000–$80,000 and returns maybe $25,000–$35,000. In some markets — particularly Northern states — a pool is actually a negative because buyers see it as a liability, a maintenance headache, and an insurance cost increase. Unless you live in Arizona, Florida, or Southern California and plan to enjoy it yourself for years, skip the pool before listing.

Major Upscale Kitchen Remodel — 38% ROI

This is the big one people get wrong. Spending $155,000 on a gourmet kitchen with custom cabinets, stone countertops, commercial-grade appliances, and tile backsplash returns about $58,000. That’s a $97,000 loss. The kitchen ends up nicer than anything else in the neighborhood, and buyers aren’t willing to pay a premium that exceeds local comps. If you love to cook and you’re staying for a decade, go for it. If you’re renovating to sell, stick with the minor remodel.

Home Office Conversion — 45–55% ROI

Converting a bedroom into a dedicated home office (built-in desks, cabinetry, wiring) costs $15,000–$25,000 but can actually hurt your sale. You’ve reduced the bedroom count, which affects how the home is listed and appraised. A 4-bed/2-bath home sells for more than a 3-bed/2-bath with an office, almost everywhere.

Budget vs. Mid-Range vs. Upscale: Where the Sweet Spot Is

The data is consistent across years: mid-range projects outperform upscale projects on ROI in nearly every category. The sweet spot is spending enough to look updated and well-maintained without over-improving for your neighborhood.

A practical rule I use: don’t spend more than 5–10% of your home’s current value on any single renovation if your primary goal is resale ROI. On a $400,000 home, that caps individual projects at $20,000–$40,000. Go above that and you’re renovating for personal enjoyment, not financial return — which is fine, as long as you know that going in.

Our home selling guide walks through the full pre-sale preparation process, including how to prioritize renovation spending based on your local market.

Timing: Renovating to Sell vs. Renovating to Live

If you’re renovating to sell, focus exclusively on the top 5 projects on this list. They offer the best return, they’re relatively quick to complete, and they target what buyers actually care about: curb appeal, kitchens, and move-in readiness. Start 3–6 months before your planned listing date so you have time for delays without missing your market window.

If you’re renovating to stay, ROI still matters — you might sell someday — but comfort and quality of life take priority. Go ahead and finish that basement or build the screened porch. Just budget with realistic expectations about what you’ll recoup.

Either way, get a pre-renovation inspection to make sure you’re not pouring money into cosmetic upgrades while ignoring structural or mechanical issues underneath. A licensed inspector from our service directory can flag problems that would kill a deal regardless of how nice your new kitchen looks.

Making Smart Renovation Decisions

The best renovation strategy comes down to three questions: What does your home need most? What do buyers in your area expect? And what can you actually afford without financing at 8%+ interest rates?

Start with the cheap wins — garage door, entry door, attic insulation. These projects total under $9,000 combined and deliver strong returns with minimal disruption. Then evaluate whether a kitchen or bathroom update makes sense based on the age and condition of your current spaces.

And before you start swinging hammers, get your home inspected so you know what’s behind the walls. The worst renovation mistake isn’t choosing the wrong countertop — it’s ignoring the failing plumbing underneath it.