Which Home Improvements Should I Make?

Question:
I would like to sell my home in the next 5 to 7 years as I know my current home is not my ideal  for the long term, but will suit me just fine in the short term.

Since I would like to sell at some point, does it make sense to do any home improvements? The only significant improvements that I believe would be attractive to a potential buyer are updating the kitchen (current kitchen is useable but would look tired to a potential buyer), installing energy efficient double pane windows and adding air conditioning. I would really like to avoid doing any of these because they would just add more debt to my loan balance and cut into my proceeds at the time of sale. However, I also want to make my house attractive when it comes time to sell.

I know these improvements have the potential to add value, but it is my understanding that I would not get that great a return on my investment. It seems like it would be a waste to do a kitchen remodel when a prospective buyer might not even like the updates that are done.

-Casey

Answer:
You raise a very common, yet important question.

It is my experience that buyers have a few “hot buttons” when they are forming a first impression of a property.

The first one is curb appeal. Curb appeal is a powerful selling tool, and you don’t need to create the Versailles Gardens. Simply mow the lawn, plant some pretty flowers, replace the mailbox, and perhaps paint the front door.  If you spend about $1,000 on this, you will get this money back for sure.

I believe you should focus on smaller, more visible upgrades inside your kitchen (second hot button), such as installing new granite countertops and stainless steel appliances. Keep your costs down and use a few high-end materials to make your kitchen look fresh.

To answer your “recoup” question: While the amount you recoup may not be as high as it once was, projects like these will help you sell your home faster and for a better price than a home that isn’t renovated.

According to cost vs. value report that I recently read:

Home Renovation Costs & How Much You’ll Recoup
Project	Average Cost	Average Amount You’ll Recoup
Replacing the roof	$18,042	67%
Replacing the siding	$9,910	83%
Turning the attic into a bedroom	$46,691	77%
Extra closet space	$1,250	50%
Remodeling the bathroom*	$15,789	78%
Minor kitchen upgrades	$21,185	83%
Installing an energy-efficient window	$325	50%
Minor landscaping	up to $1,000	100%