Which Home Upgrades Actually Pay Off? Here Are 10 That Usually Do
By Casey Gilling - Kidd & Leavy Real Estate
Whether you’re repairing damage or planning an upgrade, one of the biggest questions homeowners ask is: “Will I get my money back when I sell?”
The truth is, not all home improvement projects are created equal. Some give you a massive return—others, not so much. So before you pour money into that dream renovation, here are 11 home projects that tend to offer the best value when it’s time to sell.
1. Garage Door Replacement
- Average Cost: $4,500
- Average Value Added: $8,800
- Return: 194%
This might surprise you, but garage door replacement is consistently at the top of the ROI list. A new garage door instantly boosts curb appeal and function. Modern models often come insulated, quieter, and with updated tech—think smart openers, weather-sealing, and sleek finishes.
Example: Replacing an old aluminum door with a new insulated carriage-style one can transform the look of the entire home—and buyers notice.
2. Steel Entry Door Replacement
- Average Cost: $2,300
- Average Value Added: $4,400
- Return: 188%
The front door is the first thing buyers see up close. A steel entry door not only looks sharp but adds a sense of security and energy efficiency. It’s also one of the most affordable upgrades.
Example: Swapping out a faded wooden door for a modern, black steel option with updated hardware can totally change a home’s vibe.
3. Manufactured Stone Veneer
- Average Cost: $11,000
- Average Value Added: $17,000
- Return: 153%
Stone veneer gives your home a high-end look without the price of full masonry. It’s perfect for accenting a front porch, columns, or the lower third of the home’s façade.
Example: A vinyl-sided home with a basic front suddenly pops when you add stone veneer around the entryway and garage—massively increasing curb appeal.
4. Fiberglass Grand Entrance
- Average Cost: $11,300
- Average Value Added: $11,000
- Return: 97%
Installing a fiberglass door with sidelights or a transom window makes a strong statement. While the ROI isn’t sky-high, the wow-factor is real—and that matters when selling.
Example: Think big double doors with decorative glass inserts—it might not add tons of resale value, but it feels high-end.
5. Minor Kitchen Remodel
- Average Cost: $27,500
- Average Value Added: $26,400
- Return: 96%
This is a go-to upgrade. You don’t need to gut your kitchen—just replace the cabinet fronts, upgrade counters, add new appliances, and refresh the flooring.
Example: Replacing laminate with quartz, painting cabinets, and adding stainless steel appliances can modernize your kitchen without starting from scratch.
6. Fiber-Cement Siding Replacement
- Average Cost: $20,600
- Average Value Added: $18,200
- Return: 88%
This material is long-lasting, fire-resistant, and looks great. It holds up especially well in Michigan weather and gives your exterior a premium feel.
Example: A house with worn wood siding gets a sharp, clean look with new HardiePlank fiber-cement siding—and the durability speaks to future buyers.
7. Wood Deck Addition
- Average Cost: $17,600
- Average Value Added: $14,600
- Return: 83%
Decks expand usable living space, especially in Northern Michigan where summer and fall are meant to be spent outside.
Example: A 16x20 wood deck off the back patio adds space for entertaining, grilling, or just relaxing—and buyers can picture themselves living there.
8. Vinyl Siding Replacement
- Average Cost: $17,400
- Average Value Added: $14,000
- Return: 80%
Not as durable as fiber-cement, but still a solid upgrade. It gives older homes a cleaner, newer look with less maintenance.
Example: Faded beige siding replaced with bold navy or crisp white vinyl creates an instant modern refresh.
9. Mid-Range Bathroom Remodel
- Average Cost: $25,000
- Average Value Added: $18,600
- Return: 74%
Bathrooms are high on the priority list for buyers. A mid-range remodel usually means updating the tub, tile, toilet, vanity, and lighting.
Example: Swapping out an old fiberglass tub with subway tile, a new double vanity, and fresh fixtures brings your bathroom into the 2020s—and adds value.
10. Composite Deck Addition
- Average Cost: $24,000
- Average Value Added: $16,500
- Return: 68%
Composite decks are more expensive upfront but last longer and require less upkeep. They’re a favorite for buyers who want low-maintenance outdoor space.
Example: Trex or TimberTech decking in a neutral tone with black railing can elevate your backyard into a true hangout zone.
Final Thoughts
If you’re going to invest in your home, make sure your money is working for you. Not every upgrade needs to be massive—but these projects tend to give you the best shot at a strong return, especially in a market like Northern Michigan where quality materials and smart updates stand out.
Thinking about making some upgrades before listing? I’d be happy to walk through your home and help you figure out what’s worth it—and what’s not.
