Before You Sell: Which Home Updates Are Worth It and Which Aren’t
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If you’re getting ready to sell your house, here’s some good news: You can probably cross that full kitchen remodel off your list.
For years, the playbook has sounded familiar: spend big on the kitchen, update the bathrooms, and hope the investment pays off.
Not so fast.
According to a 2025 Cost vs. Value Report, eight of the 10 home improvements delivering the highest returns happen on the exterior. The biggest winner? A garage door replacement, with a whopping 268 percent return on investment. Surprisingly, an upscale kitchen remodel recoups only about 34 percent of its cost.
Turns out, the old “kitchens and baths sell houses” mantra needs an update.
While that may sound counterintuitive, Allie Beth Allman & Associates Realtor KJ Murphy isn’t the least bit surprised.
Her first advice to sellers: step back and look at the entire house. Pouring the budget into one major renovation can sometimes have the opposite of the intended effect.
“If you redo the kitchen but the room next to it still has popcorn ceilings and old vinyl flooring, it can actually draw attention to everything you didn’t update,” Murphy said. “You’re much better off making the whole house feel fresh.”
Fortunately, that doesn’t have to be expensive. A fresh coat of paint can instantly change how a home feels. New hardware, sconces, mirrors and refreshed vanities can also make a significant impact — without making one room look decades newer than the rest.
The list doesn’t end at the front door. Never underestimate drive-up appeal.
“Landscaping goes a long way,” Murphy said. “Even just rich-looking mulch is a huge improvement over Dallas dirt with leaves in it.”
But a report can only tell you so much. One thing it can’t quantify: personality.
“You want your home to stand out — something that is going to make a potential buyer remember your property over someone else’s,” Murphy said.
Sometimes it’s a fountain. Sometimes it’s a fire pit or a tucked-away reading nook. With more buyers focused on wellness, a flex room can become a workout or Pilates room. Or maybe it’s space for a red-light sauna — or, better yet, an actual one.
“Generators and whole house water filtration systems are also very ‘sellable’ additions,” Murphy said.
Her son, an engineer, recently bought a home in West Highland Park with an air-conditioned backyard shed that became his own version of a man cave. With a few strands of café lights outside, the space gives the vibe, “I could party here.”
And then there was the multimillion-dollar Beverly Drive listing where the homeowners turned an unused elevator into storage for a life-size Santa dressed in a Hawaiian shirt. Murphy always saved him for last. “People would actually belly laugh,” she said.
Did Santa help sell the listing? Probably not.
But buyers remembered the house. And in a market where they may tour a dozen properties in a weekend, that may be one of the most valuable upgrades of all.
Before You Blow the Budget: The Projects With the Best National Returns
While actual returns vary by market, the condition of the home, and the cost and quality of the work, these projects deliver the strongest national returns:
- Garage Door Replacement: 268% ROI
- Entry Door Replacement (steel): 216% ROI
- Manufactured Stone Veneer: 208% ROI
- Siding Replacement (fiber-cement): 114%
- Siding Replacement (vinyl): 97%
- Deck Addition (wood): 95%
- Backup power generator: 95%
