Key Takeaways
- Garage doors, entry doors, and minor kitchen remodels return the most value at resale, all above 100 percent of cost (Zonda, 2025).
- Bathroom remodels posted their strongest return in years at roughly 80 percent.
- Large additions and primary suite expansions return the least, often 15 to 30 percent.
- ROI should be one factor among several, not the only reason to choose a project.
If resale value matters to your remodeling decision, the data is clear on which projects pay back the most. Garage door replacement, entry doors, and minor kitchen remodels all return more than their cost, while large additions return only a fraction of theirs. This page ranks the most common home projects by return on investment using the most recent national data, so you can weigh resale value alongside comfort and livability.
Top-performing projects for resale value
According to the 2025 Cost vs. Value Report, a handful of projects consistently outperform everything else on pure return. Garage door replacement led all 28 tracked project categories, recouping about 268 percent of its cost nationally. A steel entry door replacement returned about 216 percent, and manufactured stone veneer around 208 percent (Zonda, 2025).
| Project | Approximate ROI |
|---|---|
| Garage door replacement | 268% |
| Steel entry door replacement | 216% |
| Manufactured stone veneer | 208% |
| Minor kitchen remodel | 113% |
| Midrange bathroom remodel | 80% |
These figures reflect national averages and can vary by region and specific market conditions, but the pattern holds broadly across the country: smaller, targeted exterior and interior updates outperform large-scale renovations on a percentage basis.
Why exterior projects outperform interior ones
Exterior projects like garage doors and entry doors succeed on ROI because they cost relatively little and immediately improve how a home looks from the street, which shapes a buyer’s first impression before they even walk inside. Curb appeal carries outsized weight in buyer psychology, so a modest investment here can move the needle on perceived value more than its dollar cost would suggest.
Interior projects that touch daily-use spaces, particularly kitchens and bathrooms, also perform well because buyers weigh these rooms heavily when evaluating a home. Our post on kitchen remodel costs in Asheville breaks down exactly what drives that strong kitchen return.
Where bathrooms fit in
Bathroom remodels posted a notably strong return in the most recent data, recouping around 80 percent of cost for a midrange remodel, the best showing in years (Zonda, 2025). Upscale bathroom remodels with luxury fixtures return less as a percentage, generally in the 40 to 50 percent range, since the total investment climbs faster than buyer willingness to pay extra for premium finishes. Our post on bathroom remodel costs in Asheville covers the full pricing breakdown behind these numbers.
Why additions return less
Additions consistently rank near the bottom of the ROI list. A midrange primary suite addition recouped about 27 percent of its cost, and an upscale version returned even less, around 16 percent (Zonda, 2025). This is not because additions are poorly built or a bad investment overall, but because the dollar cost of an addition is so much higher than a kitchen or bathroom update that even a meaningful resale bump represents a smaller percentage of the total spend.
Our home addition cost guide explains this gap in more detail and discusses why most homeowners build additions for daily function rather than resale return.
How to use ROI data in your decision
ROI figures are most useful when you are choosing between multiple possible projects and have a limited budget, or when you know you will sell within a few years and want to maximize your return on any pre-sale improvements. They matter less if you plan to stay in the home long-term and simply want space or features that improve your daily life.
A primary suite addition with a lower ROI might still be exactly the right choice if you need the space and plan to live in the home for another twenty years. Resale value is one input, not the only one, and a good contractor helps you weigh both.
Regional variation
National averages provide a useful benchmark, but regional markets vary. The South Atlantic region, which includes North Carolina, has historically tracked close to national bathroom remodel averages, though specific figures shift year to year with each new Cost vs. Value release. Local market conditions, buyer expectations in Asheville specifically, and the condition of comparable homes in your neighborhood all factor into your actual resale outcome.
Summary
Garage doors, entry doors, manufactured stone veneer, minor kitchen remodels, and bathroom remodels all deliver strong returns at resale, with several recouping more than their full cost. Large additions return far less as a percentage, even though they add valuable living space. ROI data works best as one factor in a broader decision that includes your timeline, budget, and how much you value daily comfort versus resale value. Homeowners weighing multiple projects should discuss priorities with a contractor who can price options side by side. Start that conversation through the contact page.
Frequently Asked Questions
Which home improvement project has the best ROI?
Garage door replacement led all tracked categories, recouping about 268 percent of its cost nationally, followed by steel entry doors at around 216 percent (Zonda, 2025). Both succeed because they cost relatively little while significantly improving curb appeal and first impressions.
Do kitchen remodels have a good return on investment?
Yes. A minor kitchen remodel recouped about 113 percent of its cost nationally in recent data, meaning many kitchen refreshes essentially pay for themselves at resale. Full gut remodels with layout changes return less as a percentage due to higher total cost.
Why do home additions have a lower ROI than kitchens or bathrooms?
Additions cost significantly more than a kitchen or bathroom update, so even a solid resale bump represents a smaller percentage of the total investment. A midrange primary suite addition recouped about 27 percent of its cost nationally, well below smaller, targeted projects.
Should I choose a project based only on ROI?
No. ROI matters most if you plan to sell soon or are choosing between multiple projects with a limited budget. If you plan to stay long-term, daily comfort and function often matter more than resale percentage, even for lower-ROI projects like additions.
Does regional location affect remodeling ROI?
Yes, to some degree. National averages provide a useful benchmark, but regional buyer expectations and local market conditions shape actual resale outcomes. North Carolina has historically tracked close to national bathroom remodel averages, though specific figures shift with each new report.
