Thinking About Renovating? Here’s Where Your Money May Go the Furthest.

Thinking about dropping $60,000 on a gorgeous kitchen because you’ve heard kitchens are where the money is? Well… the latest numbers have entered the chat. So before you grab the sledgehammer for demo day, let’s talk about what that renovation might actually do for your home’s value.

There are two very good reasons to renovate a home:

1. You want to enjoy your home more.
2. You want to make smart improvements before eventually selling.

Sometimes those two things overlap beautifully. Sometimes they absolutely do not.

That $60,000 kitchen you’ve been dreaming about might make your morning coffee feel significantly more luxurious, but that doesn’t necessarily mean you’ll get $60,000 back when you sell.

And here’s the part that may surprise you: the renovations with the best resale returns aren’t necessarily the big, glamorous interior projects.

According to Zonda’s 2025 Cost vs. Value Report, exterior improvements continue to dominate the top of the list. In fact, eight of the top 10 projects are exterior replacements or additions. 

2025’s Top 10 Home Renovations for Cost Recouped

National averages from Zonda’s 2025 Cost vs. Value Report. Cost recouped represents the estimated value retained at resale compared with the project cost. 

And yes, you read that first number correctly. A garage door replacement came in at a whopping 267.7% cost recouped. Apparently, your garage door has been carrying more of the home’s resale-value team than we realized.

1. Garage Door Replacement — 267.7%

Let’s start with the shocker. Why such a big ROI for a garage door?

Probably because it’s a relatively modest investment that can make a very noticeable difference from the street.

A garage door takes up a surprising amount of visual real estate on many homes. If yours is dented, outdated, damaged or just generally giving off “we’ve been meaning to replace that” energy, a new one can make the entire exterior feel fresher.

And unlike some highly personalized renovations, a new garage door is a pretty easy improvement for buyers to appreciate.

2. Steel Entry Door Replacement — 216.4%

Your front door has one important job beyond keeping the dog from escaping: Make a good first impression.

A 216.4% cost recouped is a pretty compelling return for a relatively contained project.

It also makes sense from a buyer’s perspective. A front door is highly visible, and replacing an old or worn-out entry door can instantly improve curb appeal. Plus, unlike a trendy kitchen backsplash, you’re less likely to hear a buyer say, “I would’ve preferred a different door.”

3. Manufactured Stone Veneer — 207.9%

Manufactured stone veneer is another exterior upgrade that packs a serious resale punch. This is one of those projects where curb appeal really matters.

Adding stone veneer to the right areas of a home’s exterior can create a more finished, updated appearance without the cost and complexity of replacing an entire exterior with natural stone.

Of course, the operative phrase here is “the right areas.” You don’t necessarily need to turn your house into a medieval castle. A little architectural interest can go a long way.

4. Fiber-Cement Siding Replacement — 113.7%

New siding isn’t exactly the most exciting renovation to talk about at a dinner party. But your future buyer may care. Exterior condition matters. Buyers don’t just look at pretty kitchens; they’re also looking at the expensive stuff they’re going to inherit after closing. New siding can improve appearance while also addressing aging or deteriorating exterior materials. That’s a win for curb appeal and peace of mind.

5. Minor Kitchen Remodel — 112.9%

Okay, kitchen people. You get your moment.

A minor kitchen remodel made the top five, with an average project cost of $28,458 and an estimated $32,141 in value at sale — a 112.9% cost recouped — just over what you spent

And notice that word: Minor.

This isn’t necessarily a “rip everything out to the studs and install the kitchen of your dreams” situation.

The best return may come from strategically improving what is already there — things like updating finishes, replacing worn surfaces and making the kitchen feel cleaner, brighter and more functional. If you’re renovating primarily for resale, this is where restraint can be your friend. You want buyers to think, “I could live here.” You don’t necessarily need them to think, “Wow, I hope the seller’s favorite color is also my favorite color because I just spent $85,000 on their personality.”

6. Vinyl Siding Replacement — 96.5%

Another siding project makes the list? Why, yes it does. That means you’re getting most of the investment back while also improving the appearance and condition of the home.

And if your existing siding is damaged, faded or showing its age, this type of improvement can become less about “getting a return” and more about making sure your house is competitive with the homes around it.

7. Backup Power Generator — 95.3%

This one is a newer addition to the top 10 — and one that makes a lot of sense in areas where severe storms and power outages are a concern (ahem, we’re looking at you Midwest). For Kansas City homeowners, the appeal is pretty easy to understand.

Ice storms. Thunderstorms. High winds. That one tree you’ve been eyeing suspiciously every time the weather gets dramatic…

A backup generator can provide a practical benefit while you’re living in the home and potentially make the property more attractive to a future buyer. Just remember that the actual resale value of a particular improvement can vary significantly by location.

8. Wood Deck Addition — 94.9%

If your backyard is basically an empty patch of grass, adding a deck can turn it into usable living space. And there’s a bonus here that isn’t captured by a resale percentage: You get to use the deck while you still live there.

Grilling. Hosting. Morning coffee. Watching the kids run around. Sitting outside pretending you’re going to do yard work. That’s value, too.

9. Composite Deck Addition — 88.5%

Prefer composite decking? It’s still a solid performer.

The numbers are lower than a wood deck, but that doesn’t automatically make composite a bad choice. Lower maintenance, durability and personal preference matter, too.

Remember: resale value isn’t the only reason to renovate.

If you’re planning to live in your home for another 10 years, choosing a material you actually want to live with may be more important than squeezing out the highest theoretical resale percentage.

10. Fiberglass Grand Entrance — 84.7%

And we’re back to the front of the house.

Again, this comes back to first impressions. A welcoming, updated entry can make a home feel more polished before a buyer ever walks through the front door.

And in real estate, sometimes the little things that make a buyer think, “Oh, this is nice,” matter more than homeowners realize.

So… Should You Renovate Before You Sell?

Not necessarily.

And this is probably the most important part of this entire article. A renovation can have a strong average return without being the right renovation for your house.

The 2025 Zonda report is based on national data and averages across 115 local U.S. markets. Actual costs and resale values vary by market, home, neighborhood and project. 

Before spending $30,000, $50,000 or $100,000 on a renovation because a national report told you it has a good return, talk to someone who knows your local market.

For example, if you’re preparing to sell a Kansas City home, we would look at things like:

• What condition is your home currently in?
• What improvements have buyers been responding to in your neighborhood?
• Are there competing homes with more updated features?
• Is the improvement going to solve a problem or simply add a feature?
• How much are similar homes selling for?
• Will the renovation make your home more competitive?
• Could you accomplish the same goal with a less expensive update?

Sometimes the smartest pre-listing renovation is a $2,000 project. Sometimes it’s a $20,000 project. And sometimes the smartest move is to do absolutely nothing and keep your money.

Yes, we said it.

ROI Isn’t Everything

Here’s where we like to separate “return on investment” from “was this worth it?”

If you’re renovating because you’re selling next year, resale value should absolutely be part of the conversation. But if you’re renovating because you’ve lived in your house for eight years and your kitchen makes you sad every time you walk into it? That’s different.

Maybe you don’t care whether your new kitchen returns 112.9%. Maybe you just want to enjoy your home. And that’s a perfectly legitimate reason to renovate.

The 2025 Zonda report itself points out that exterior improvements tend to deliver stronger resale value, while interior projects can make more sense for homeowners who plan to stay longer. So ask yourself: Am I renovating for resale, or am I renovating for me?

If the answer is “both,” fantastic.

If the answer is “me, and I am absolutely putting heated bathroom floors in this house because I deserve nice things,” we support your journey.

One More Thing Before You Start Demo Day

National remodeling data is useful for understanding trends, but it can’t tell you exactly what will happen to your home’s value.

That’s where a local real estate professional can help.

Before you invest thousands of dollars into a renovation, let’s talk about what buyers are actually looking for in your Kansas City neighborhood — and whether that project is likely to help your home stand out when it’s time to sell.

Thinking about renovating your Kansas City home? Give Dani Beyer Real Estate a call before you start swinging the hammer. We’ll help you figure out which improvements are worth considering — and which ones might be better left on the Pinterest board.