Minor Bathroom Remodel
-Average return at resale: 102 percent
It costs about $10,500 to replace the tub, tile surround, floor, toilet, sink, vanity and fixtures. You’ll get back an average of $10,700 at resale, a recoup rate of 102 percent. If your old tub is too large to fit out the door, re-glaze it for a like-new finish. Remove dated wall coverings re-caulk and apply a fresh coat of paint. Replace old shower doors or remove them to add the illusion of space.
Landscaping
-Average return at resale: 100 percent
The average homeowner spends about $3,502 for landscaping and $1,465 on a designer, according to the American Nursery Landscape Association. A splash of color at the front of the house is an eye-catching plus. For maximum impact, use one color and vary the height of plants. If your doorway is overwhelmed by greenery, get out the shears. Replace overgrown shrubbery with flowering foundation plants, mixing heights and colors for dramatic effect. A charming focal point like a walkway and fountain adds major value to your property. Roll a sealant on flagstones for a permanent wet look that enhances the color.
Minor Kitchen Remodel
-Average return at resale: 98.5 percent
A minor kitchen remodel averages $14,913 for $14,691 at resale, a recoup rate of 98.5 percent. Do a minor remodel when your kitchen needs a cosmetic update and not a drastically different floor plan. A $15,000 kitchen update covers 30 feet of re-facing for cabinets and drawers, a new wall oven, cooktop, sink and fixtures, laminate countertops and resilient flooring. Put recessed lights 3’ to 5’ apart on center and 18" from cabinets to light the countertops. Brighten up the kitchen by sanding and painting existing cabinets. It's much less expensive than buying new ones.
Exterior Improvements
-Average return at resale: 95.5 percent
The average national cost to replace 1,250 sq. ft. of vinyl siding: $7,239. Average return: $6,914, with a recoup rate of 95.5 percent. A gallon of paint covers 400 sq. ft. of house. If your house was painted before 1978, test for lead before sanding or scraping. Upscale, fiber-cement siding costs $10,393 and returns $10,771 at resale, an even better recoup rate of 103.6 percent, Fiberglass composite columns are popular and durable. For an updated look, remove old awnings from windows and doors. Swap wrought-iron railings for real wood supports for a more inviting entry. Give a bare porch a dramatic makeover by adding a pergola and columns.
Attic Bedroom Conversion
-Average return at resale: 93.5 percent
The average attic bedroom in a two- or three-bedroom house costs $39,188 and returns $36,649 at resale. That price includes a 15 x 15 ft. bedroom, a 5 x 7 ft. bath with shower, a 15 ft. dormer, four windows and a closet. Can your existing HVAC system handle the load of another room? If not, factor in the cost of a second unit. A solar-powered attic fan is an efficient way to save on cooling costs. The attic fan exhausts heat from above your home and is powered by a solar cell on the roof.
Major Bathroom Remodel
-Average return at resale: 93.2 percent
A major bathroom remodel involves expanding an existing 5x7 ft. bathroom, relocating and replacing the tub and toilet and adding designer sinks and faucets, a linen closet, lighting, a ceramic tile floor and exhaust fan for a cost of $26,052, which brings in $24,286 at resale. Start at the bottom. Replace old floors with fresh tile in ceramic or stone for a solid payoff. Set some tiles aside at the end of the job for future repairs. Give an old vanity a facelift with a new countertop for a clean, fresh look . A new pedestal sink is a smart replacement for an old cabinet. The smaller footprint gives the illusion of space.
Major Kitchen Remodel
-Average return at resale: 91 percent
A complete kitchen remodel in a midrange home averages $43,862 and returns $39,920 at resale. That price buys 30 ft. of cabinets, an island, laminate countertops, stainless sink, wall oven, cook top, vinyl flooring and appliances. If your home’s value rises and your kitchen’s finishes don’t, do a major remodel rather than small fix-ups. Kitchens feel bigger when there are fewer obstacles. Remove over-counter cabinets and make countertops truly useful by creating an eating bar. An eat-in kitchen is a big plus. Try adding a deluxe touch with a built-in banquet, bench. Stick with neutral colors for walls and window treatments. Put your home in the best light. Perk up a dark kitchen with French doors that’ll let the sun shine in.
Deck, Patio or Porch Addition
-Average return at resale: 90.3 percent
Adding a 16x20 ft. pressure-treated wood deck with a simple pattern costs about $11,000. At resale, you’ll get about $10,000 of that back, a recoup rate of 90 percent. Add eye-appeal with decorative planters on the front porch, patio and decks. Give a courtyard an impressive entry with an inviting gate, lighting and mature plantings. Use bold plantings emphasize features, or to distract the eye from flaws. Camouflage unattractive air conditioning units with a wooden trellis.
Basement Remodel
-Average return at resale: 90.1 percent
The average basement remodel costs just over $51,051 and returns $46,010, so you’ll recoup about 90 percent of the cost. What do you get for $51,051? A 20 x 30 entertaining area with wet bar, a 5x8 bath, recessed lighting and a laminate floor. Want just the wet bar? Buy 10 linear feet of cabinets, a laminate countertop, a stainless steel drop-in bar sink and an under-counter refrigerator for about $2,500. Cover concrete floors with an easy-to-install modular subfloor so floors won’t be cold. Add carpet squares with a traction backing for an amazing transformation.
Replacement Windows
-Average return at resale: 89.6 percent
Replacing ten 3x5 ft. windows runs about $9,700. On average nationally, you’ll get back $8,700 when you sell, a recoup rate of nearly 90 percent.
Family Room Addition
-Average return at resale: 83 percent
The average family room addition costs $54,464 and adds $45,458 at resale, a recoup rate of 83 percent. A sunroom counts in the home’s square footage only when the room is heated and cooled for year-round use. An addition shouldn’t be obvious. Make sure it has an open transition. A wider interior doorway and more substantial steps visually connect the addition to the rest of the house
Bonus Room Updates
-Average return at resale: 72.8 percent
Converting a 12x12 ft. bonus room into a home office costs on average $13,143 and brings in $9,569 at closing. Add electrical outlets for your computer and recessed lights. Kitchen cabinets or bookshelves organize the space above your desk. Check local zoning before you build a studio to rent. Budget $2,500 for a mini-kitchen. Adding a full bath costs an average of $22,977 nationally. You’ll average $19,850 back if you sell, a recoup rate of 86.4%.
Living Room Updates - Decor
-Average return at resale: 66 percent
It costs around $1,350 for staging and updating living room decor with new light switches, outlet covers, floor registers, crown molding, chair rails and drapes and accessories. Crown molding gives a room a crisp, clean finish. Choose molding that complements window trim and floorboards. Shift furniture away from the walls to make living rooms feel larger and more contemporary. Create a seating area around a feature like a dramatic fireplace. New window treatments are a cost-conscious way to add a punch of designer color. For low ceilings, create the illusion of height by positioning drapes and valances higher on the wall.
Bedroom Updates
-Average return at resale: 52 percent
Cost for new lighting will vary from $100 - $500. For a romantic design touch, swap the old light fixture for a small chandelier. The formula for sizing a chandelier: Room width + Room length in feet - chandelier diameter in inches. Scale your window treatments to your room size. Hardwood floors are hotter than ever. Pull up worn carpeting and refinish old floors to let the wood shine.
Living Room Updates - Walls and Floors
-Average return at resale: 40 percent
Freshen the living room walls with a coat of paint in a light, neutral color. And don't overlook the trim — brighten it with a high-gloss white paint and caulk any open seams between the molding and ceiling and baseboard and wall. If you have carpet in the living room, either have it professionally cleaned ($100-$150) or replaced if it's torn, stained or has an unrelenting odor (on average $10-$30 per square foot). Always test popcorn ceilings for asbestos before you start (find an accredited lab at The National Institute of Standards and Technology. Asbestos was used in textured paints manufactured before 1977. Buy a new wood or stone mantel for as little as $500.