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Top 8 Renovations to Increase Home Value in 2022

Offices and Outdoors Rank High

The pandemic cast our homes in a whole new light and subsequently shifted which renovations increase home value. Our abodes are now places to relax and recharge one moment, work without commuting to the office the next, and “vacation” without leaving town when needed.

Kitchens and baths still matter to buyers, but now a home office and outdoor entertainment rival these spaces in importance. One-third of top agents in a survey ranked “the desire to make homes a sanctuary from the world” as the number-one reason for renovations in their market.

We’ve pulled together research from the National Association of Home Builders (NAHB), the National Association of the Remodeling Industry (NARI), and top insights from HomeLight agents so you can better prioritize your list of projects.

Get a Home Value Estimate Before You Renovate

Does remodeling increase home value?

Remodeling can be a smart investment, but remember: there’s no guarantee you’ll make back the money you spend.

Last year’s average return on 22 popular remodeling projects came in at about 60% nationally, according to Remodeling magazine’s 34th annual Cost vs. Value report, an assessment of several common household remodeling projects. That’s an average decrease of 3% across the board, down from 63.7% in 2020 and 66.1% in 2019.

“I can tell you that the average return on investment for updating or remodeling a home, you get back seventy-four cents for every dollar invested on average,” adds Tierny Jordan, who ranks in the top 1% of all agents in the Nation.

While you don’t want to have any renovation regrets by, say, installing hyper-specific fixtures and finishes, some projects now have a higher ROI because of buyer demand and pandemic-related priorities.

Consider these renovations as ways to increase your home’s value:

1. Boost your curb appeal

Curb appeal always gives buyers an important first impression, but with many people staying home more often, it’s more vital than ever to telegraph that you care about your property — and that you’ve maintained it well.

You don’t have to invest a lot to reap the benefits, either. A recent survey of top our agents found that buyers will pay 7% more for a house with great curb appeal.

In fact, agents estimate that clients can yield an ROI of 238% for investing an average of $3,467 on curb appeal projects, including:

  • Attend to basic yard care (cut grass, weed control, fertilization)
  • Spread three cubic yards of bark mulch (including delivery)
  • Tidy the landscaping (shrubs, walkway, and flower beds)

Go beyond the greenery, and see even more potential added to your asking price. Fresh exterior paint adds an estimated 152% ROI, or about $7,600 in resale value, our agents say. A new garage door has an estimated ROI of 133%, or about $2,800 in resale value.

Tierny Jordan, a top real estate agent in Dallas/Fort Worth, Texas, says that new siding or trim often adds about 5% to 10% in value because it changes the look of the house. Vertical board and batten siding, which costs an average of $10,811, adds a modern farmhouse look that’s especially striking with black trim.

Add some low-voltage wiring on the walkways and driveway, and “you could really capture a buyer’s heart,” she says.

2. Add livable square footage

Livable square footage often increases your appraised value. Yet under current conditions, buyers really want more of it. According to the NAHB’s regular survey, What Home Buyers Really Want, 2021 Edition, 21% of buyers said that the pandemic caused them to want larger homes. In fact, recent and prospective buyers said they wanted a median of 2,022 finished square feet—about 8% more than they currently have.

If you have an unfinished basement of 400 to 1,500 square feet, adding flooring, drywall, and other touches to make it livable space has a potential ROI of 75% by converting it into a “specialty room” that more than 60% of buyers crave.

Imagine installing an outdoor fireplace (for about $3,000) or converting a porch to a four-season room by adding windows and a small electric stove or mini split-heating system. “You could add $30 to $50 a square foot. You’re creating real extra square footage,” Jordan says.

3. Add a double-sink bathroom vanity

Potential buyers want to know that, even if they’re home more often, their bathroom can handle those busy weekday mornings. Enter the double sink vanity, which our agents rank as the most desired bathroom upgrade for today’s buyers.

A double-sink vanity also defines personal space in the bathroom when things feel a little too close for comfort, Provencher says. It’s a psychological boundary that works well for families with children as well as adults.

Try the Roveland 60-inch light gray undermount double sink bathroom vanity with a natural Carrara marble top and four-inch backsplash from allen + roth at Lowe’s.

4. Install a kitchen island or walk-in pantry

Nowadays, it’s more common to have more than one person cooking at the same time — and people with different food prep and storage needs, according to NARI. Multiple sinks, various refrigeration options, flexible pantry and refrigerator space, and a convection microwave to heat meals between conference calls and video meetings all have become desirable trends.

At the least, a double kitchen sink or a walk-in pantry rank high for 81% of buyers, the NAHB says. Among HomeLight agents, the top kitchen upgrades that buyers sought were:

  • A kitchen island (64%)
  • A walk-in pantry (62%)
  • Lots of drawer and cabinet storage (57%)

All provide extra counter space for gadgets, unloading groceries or takeout, and fixing food without bumping elbows. They also recoup a sizable chunk of installation. One HomeLight survey found that walk-in pantries alone yield 76% of their average $3,400 cost.

5. Build or convert a home office

If you’re not much of a cook, consider converting an existing walk-in pantry (or closet) into a home office. According to the NAHB, more than 70% of buyers interested in a home office or exercise room want it to be 100 square feet or larger, but in Jordan’s experience, just having that devoted space is a bonus.

“It definitely helps to edge out your competition,” she says. “I recently showed a condo that had a big walk-in pantry with their office in their pantry. They could keep the door open if needed, but it was a nice little private space on the first floor, where everything’s happening.”

She’s also seen homes where sellers have removed the clothing racks in a double closet and put in a tabletop and adjustable shelving for office space. This type of conversion fits well in a guest room but also is an efficient way to use the closet in a baby’s or toddler’s room, where a small dresser or wardrobe can handle the child’s clothing.

“The kids can be in a play space while you’re working, and at the end of the day, you can close it up and be done with it,” she says. “I’ve shown a few homes with it, and everybody is like, ‘Wow, this is so great.’”

The beauty of a home office is that it doesn’t have to look like a cubicle, either, NARI says. You can match your home’s decor and introduce natural surfaces and artistic pieces. For more appeal, be sure to find a way to add natural lighting (or at least softer lighting if you can’t access a window), not the fluorescent bulbs in a standard office building.

6. Expand your outdoor space

Buyers often appreciate functional outdoor space, but this feature now has even higher appeal. One survey of 2,000 homeowners found that participants spent 14 hours a week outside, or three hours more than before the pandemic. In addition, 7 out of 10 said adding to their home’s exterior spaces had become a new hobby, and 73% said being outside was “therapeutic.”

Touch up your garden or hardscaping, then consider incorporating any of these sought-after features:

A pool

Sales of residential in-ground pools jumped during the summer of 2020 because of COVID-19 restrictions, with one installer, Pools of Fun in Indianapolis, reporting a 43% increase. The average cost to install an inground pool is about $42,000, but the value it adds has increased an estimated 69% to nearly $30,000 since COVID-19 began, our agents say.

In New Hampshire, where residents can use the pool for perhaps three months, a “pool person” will pay anywhere from $10,000 to $25,000 more for an inground pool,Jordan says.

A deck

Decks gained greater popularity during the pandemic, with one study from Principia Consulting reporting that 31% of homeowners built a new deck in 2020 where none previously existed, up from 25% a year earlier.

While costs vary based on materials and size, you could recoup about 97% of your costs if you spend about $7,230, roughly the median price. In the Pacific region, decks have become worth about 76% more since the pandemic, with an estimated increase in value from $5,296 to $9,296, our research shows.

A hot tub

An in-ground hot tub gives your backyard the feel of a high-end spa (and pairs well with an in-ground pool). Our agents say the value of an in-ground hot tub has grown about 71% nationwide, with the biggest draw in the Midwest, increasing from $1,890 to $3,899.

Although you’re unlikely to recoup your entire installation cost at a range of $8,000 to $25,000, you currently stand to recover about 42%–a significant increase from the 25% you’d have recouped before the pandemic.

If you’re shy about breaking ground, a freestanding hot tub isn’t a bad compromise. While freestanding hot tubs aren’t factored into a home’s overall value (appraisers consider these personal property), your agent can discuss a buyer paying for this separately.

A freestanding hot tub that costs from $2,000 to $8,000 can fetch roughly $800 more during your home sale than what someone would have paid before the pandemic. Buyers in the Northeast, South Central, Mountain, and Pacific regions are willing to pay upwards of $2,000 for it.

An outdoor kitchen

An outdoor kitchen that goes beyond the grill with features such as cabinets, countertops, a bar, and a small sink or fridge enhances the luxury and charm of outdoor dining and entertaining. Our agents say buyers particularly like a combo with a grill, sink, fridge, and bar center (46%) as well as a retractable awning or canopy for shade (34%).

The overall value for outdoor kitchens has increased 58% nationwide, from about $6,156 to $9,751, with buyers paying the most in the Pacific and the Northeast.

You can adjust your outdoor kitchen to suit your space and your home’s price range, too. Even a grill, a water source, and a pizza oven create the feel of a special outdoor “room,” according to

A small setup (perhaps about $5,500) with just a grill and counter space can add $10,000 to $30,000 if it’s a defined space not too far off the house and usable year-round, Provencher says.

NARI recommends choosing natural materials such as brick, wood, and stone to “radiate a chic, outdoorsy vibe.” Opt for a simple “L” layout, or create visual interest with curved walls and cozy seating, such as this Hanover Montclair 7-Piece Brown Aluminum Frame Patio Dining Set with Blue Cushions from Lowe’s.

An outdoor fireplace or fire pit

An outdoor fireplace or fire pit is a prime spot for setting up a screen for outdoor movies, having friends and family over for a game night, or just keeping the conversation going after the sun sets. In fact, 76.8% of our agents say that a fire pit with a bench or a couch is the top backyard entertainment feature nationwide.

Installing either as a focal point varies in cost because of materials and size. An inground fire pit on average costs $700 while an outdoor fireplace runs anywhere from $1,500 to $20,000.

While you’ll want to check with your city or county fire department, as well as your homeowners’ association, about any restrictions on fire pits or outdoor fireplaces, these features can heighten your home’s marketability in certain regions. Our agents note fire pits are a huge draw in the Northeast (69%) and in the Midwest (59%).

Add a walking surface of flagstones, pavers, or brick for a soft boundary that tells guests they’re heading to a special spot, NARI suggests. You also can make this area more private with a fence or hedges, about 48% of our agents say.

Create some ambiance with lanterns, string lights, or recessed lights, and add a couple of throws, and you’re ready to curl up in comfort.

Get a Home Value Estimate Before You Renovate

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