When it comes to home improvement, not all projects are created equal. Some updates can help your home sell faster — and for a higher price — while others might look great but won’t necessarily add value in the eyes of potential buyers.

Here are five projects that tend to give the best return on investment, and a few that might not be worth the cost when it comes time to sell.

1. Remodel the Kitchen

The kitchen is one of the biggest selling points in any home — it’s where families gather, meals are shared, and first impressions are made.
Updating your kitchen to a neutral, timeless, and functional style helps buyers picture themselves living there.
You don’t have to do a full remodel — even small updates like new countertops, hardware, or lighting can make a big difference.

2. Boost Curb Appeal

A well-maintained exterior sets the tone for the rest of the home.
Simple improvements like power washing the driveway, adding fresh mulch or a walkway, repainting the exterior in neutral colors, or upgrading exterior lighting can all make a strong first impression.
Think of it as giving your home a friendly handshake before buyers even step inside.

3. Get a Steel Door

A new steel front door is a simple but powerful upgrade. It can dramatically increase curb appeal, energy efficiency, and security — all things buyers value.
Plus, it’s one of the few projects that often pays for itself in resale value.

4. Update Bathrooms

Bathrooms can make or break a sale. Modernizing the space with neutral tones, clean lines, and bright lighting helps buyers envision a relaxing retreat.
Simple updates — like new fixtures, a framed mirror, modern lighting, or re-caulking around tubs and tile — can make even an older bathroom feel new again.

5. Finish the Basement

A finished basement adds valuable living space without expanding the home’s footprint. Whether it becomes a rec room, guest suite, or home office, buyers love having extra flexible space to make their own.
It’s a practical upgrade that often provides one of the highest returns on investment.

Projects That Don’t Add Value

Not every upgrade will pay off at resale. Some projects, while enjoyable, can actually limit your buyer pool or make your home harder to sell.

1. Swimming Pool (In-Ground)

Pools can be a love-it-or-leave-it feature. While some buyers dream of having one, others see maintenance, cost, and safety concerns.
Because of this split, pools rarely add enough value to offset the installation cost.

2. Converting a Bedroom to a Home Office, Gym, or Closet

Extra rooms are a plus — but not if they take away from your home’s total bedroom count.
While a custom office or gym can suit your lifestyle, buyers often prioritize flexibility and may see fewer bedrooms as a drawback.

3. Custom Paint or Bold Colors

Your personal style might be vibrant and fun, but strong or highly specific paint choices can distract buyers.
It’s harder for people to picture their own belongings in a room painted bright red or mustard yellow.
Stick with neutral tones that feel warm, welcoming, and adaptable — and avoid anything too gray (which can feel cold) or too yellow (which can look dated).

4. Luxury Upgrades Beyond the Neighborhood

A stunning renovation is great — but if you price yourself out of the neighborhood, buyers might not be willing to pay for it.
Luxury-level finishes tend to offer solid returns only in luxury markets.

5. Excessive or High-Maintenance Landscaping

Clean, attractive landscaping is a must — but going overboard can have the opposite effect.
Overly personalized or high-maintenance yards can make buyers think about future upkeep or extra cost, rather than enjoying the view.

The Big Picture

When you’re making updates with resale in mind, think flexible, neutral, and universally appealing.
You want potential buyers to see your home as a blank canvas — one where they can easily imagine their own style and story.
Keeping things simple, clean, and timeless will almost always deliver the best return.