When selling your home, the question isn't just "will this renovation increase the price?" It's "will it increase the price more than it costs?" Here's how to make smart pre-sale improvement decisions.
The Golden Rule
Don't spend $1 to make $1.
Only renovate if the improvement will return significantly more than its cost, or if it's necessary to sell at all.
Renovations That Almost Always Pay Off
These improvements typically return more than their cost:
Cost: $200-500 DIY, $1,500-3,000 pro
The single best investment for selling. Makes everything look newer and cleaner.
Cost: $200-500 for professional cleaning
Clean homes sell faster and for more. Consider professional staging.
Cost: $500-2,000
Fresh mulch, trimmed bushes, clean walkways, new house numbers, and a painted front door.
Cost: Varies
Fix leaky faucets, squeaky doors, cracked tiles, damaged screens. Small issues suggest bigger problems.
Renovations That Usually Make Sense
These typically return close to or slightly above their cost:
Cost: $5,000-15,000
New hardware, painted cabinets, updated lighting, modern faucet. Skip full remodels.
Cost: $3,000-10,000
New vanity, updated fixtures, fresh caulk, new mirror. Avoid full gut jobs.
Cost: $3,000-10,000
Only if current flooring is damaged or very dated. LVP is cost-effective.
Cost: $500-2,000
Replace dated fixtures with modern alternatives. Add recessed lighting if dark.
Renovations That Rarely Pay Off
These typically return less than their cost:
Cost: $30,000-75,000+
You'll rarely recoup a full kitchen gut. Buyers want to choose their own finishes.
Cost: $15,000-40,000+
Same problem—expensive and personalized. Minor updates are better.
Cost: $30,000-80,000+
Can actually hurt sales—many buyers see pools as maintenance burden.
Wine cellars, home theaters, bold design choices. Appeal is too limited.
Repairs You Must Make
These aren't about ROI—they're about selling at all:
Buyers and their lenders won't proceed with obvious roof problems.
Non-functioning heating or cooling is a deal-breaker.
Active leaks scare buyers about hidden damage.
Fire hazards won't pass inspection.
Visible cracks and settling must be addressed or disclosed.
The Smart Approach
Know what buyers' inspectors will find before they do.
They know what's expected in your market and price range.
Paint, cleaning, and staging have the best ROI.
Don't let small problems suggest larger ones.
Price accordingly instead of over-improving.
Prepare Your Home for Sale with NestorAI
NestorAI helps you get top dollar when selling:
- Track all improvements and their costs for disclosure
- Store repair receipts and warranties
- Create a comprehensive home binder for buyers
- Document your home's condition with photos