Selling Your Home? Skip These Costly Fixes

Why Some Renovations Aren’t Worth It

When preparing to sell, many homeowners assume big upgrades will boost value. The truth? Some improvements only return about 50% of what you spend. Unless you plan on staying long-term, avoid sinking major money into projects that won’t pay off.

Pools: Expensive With Low ROI

A neighbor once asked if adding a pool would help resale value. My answer: no. In most cases, you’ll spend $200,000 and see only $50K–$60K added in appraised value. Pools can be great for lifestyle if you’ll use them for 10+ years, but they’re rarely a smart short-term investment.

Full Kitchen Remodels: Too Costly Before Selling

A complete kitchen gut can run $150K–$250K. While buyers appreciate updated kitchens, you won’t recoup that investment. Instead:

• Paint the cabinets

• Update hardware

• Replace faucets

• Ensure appliances and disposals work

Think facelift, not overhaul.

Bathrooms: Small Updates Go Further

Luxury bathroom remodels are tempting, but you’ll only get about half your money back. Instead:

• Replace flooring

• Add glass shower doors

• Update lighting and outlets

• Paint for a fresh look

Simple, tidy, and modern is more cost-effective than a complete gut job.

Home Additions: More Hassle Than Value

Adding a master suite or other major expansion involves permits, certifications, and significant costs. In today’s market, time is money, and additions don’t return enough value to justify the expense if you’re planning to sell soon.

Doors: Hardware Over Replacement

High-end doors aren’t a buyer’s top priority. If your doors look dated, paint them and swap out the hardware. It’s a simple change that looks polished without draining your budget.

Roofs: Certify Instead of Replacing

Don’t replace an old roof unless it’s failing. Hire a roofing specialist to certify it’s in good condition. This documentation reassures buyers and inspectors, and a home warranty can cover future issues. Patch problem areas instead of paying for a full replacement.

Windows: Repair, Don’t Replace

Buyers rarely choose a home based on windows. If yours work—even if they’re older—keep them. Repair broken or leaking ones, but skip a full replacement. Focus on how the home looks, not “super-duper windows” that don’t add real resale value.

HVAC Systems: Keep It Functional

Buyers expect heating and cooling to work, but they don’t care if you install the latest model. If your furnace or AC fails, replace it with a refurbished, closeout, or budget-friendly option. Just make sure it runs well and passes inspection.

Where to Spend for the Best Return

If you want your money to work harder, focus on these updates:

• Fresh paint: Stick to neutral, creamy whites throughout

• Clean windows: Dirty windows can look defective to inspectors

• Remove popcorn ceilings: Messy but adds decades of freshness

• Take down outdated wallpaper: Especially old floral or yellowing styles

These changes are inexpensive, impactful, and noticeable to buyers.

Final Thoughts

Big-ticket remodels rarely pay off right before a sale. Focus instead on cosmetic improvements, functionality, and maintenance. Buyers care more about how a home looks, feels, and functions than whether you invested in luxury systems or additions.

If you’re in my area and considering selling, I’d love to help you position your home for the best return.