Pricey Home Improvements That Might Not Pay Off

Social media is awash with photos of jaw-droppingly odd home features, from questionable paint colors to toilets in unusual spaces. But even conventional renovations and improvements may not appeal to the next owner.

If you plan to remain in your home for the foreseeable future, you undoubtedly want to have it your way, regardless of the return on investment (ROI). But if you’re looking to sell sooner rather than later, you should consider the ROI on the home improvement projects you want to do.

So, how do you calculate ROI? ROI is the net gain from the renovation divided by the cost times 100. For instance, if the home project’s net gain is $60,000, and the renovation cost is $50,000, your ROI is 120 percent. Determining the gain, though, is a complex process that requires the expertise of industry professionals.

If you want the most bang for your buck, the following improvements may not deliver a big reward.

Additions

Remodeling magazine’s 2025 Cost vs. Value Report shows that the national average for a mid-range primary suite addition with a bathroom may only bring a 32 percent ROI. Why? It may not complement the home or community’s look and price point.

Personalized spaces in essential places

Home theaters, wine cellars and home gyms may support your hobbies. But think twice if you’re consuming functional space, such as a garage or basement, notes Michael Valente, cofounder and CEO of Renovation Sells, a national renovation company.

The COVID-19 pandemic reignited interest in home offices. Newer construction may accommodate the need for a dedicated space. More likely, you’ve converted a bedroom into an office.

That’s fine unless the room has customized built-ins. “Reducing the number of bedrooms can deter potential buyers,” Valente says. “A simpler, more versatile office space that can easily transform back into a bedroom is often a better investment.”

The more bedrooms you have, the higher the home value.

Excessive landscaping

While curb appeal is critical to resale value, not everyone wants to maintain an elaborate garden with water features, gazebos, and other accents.

Overspending on gardens, water features, or outdoor kitchens often doesn’t provide a good return on investment, Valente says. “Maintenance costs and the personal taste of buyers can limit the overall value.”

Patios and decks, however, usually reap rewards.

Metal roofing

Metal roofing is an aesthetic touch that can suit a period home. While opinions differ on its ROI, many agree that the trendy material could date a newer property, much like a McMansion’s soaring center hall.

“While it sounds good on a listing sheet, it probably won’t sell your home and could cost you the sale, to boot,” says Tyler Hull, a professional home improvement contractor and general manager for Modern Exterior in Waukesha, Wisconsin. “They’re clattery in the rain. They dent easily, expand and contract with temperature, and if you’re thinking of selling in the next several years, you should probably stick with a more common roofing material.”

That said, the 2025 Cost vs. Value Report found that the national average recouped cost on a standing seam metal roof is 50 percent of the original price. So, weigh your options because these roofs are not inexpensive, oftentimes running in the range of tens of thousands of dollars.

Swimming pools

Are you thinking about a pool? If the house is not your forever home, don’t do it, says Hull.

“Pools are definitely at the top of my list when it comes to risky home renovations with little return on investment,” he says.

He notes that many buyers are concerned about the maintenance costs or want a usable yard. They may also see the pool as a safety hazard. The exception to this wisdom is a home in a warm weather climate, especially if most of the homes in the community have a pool.

Renovations with ROI

So, what home improvement projects should you consider? According to Remodeling magazine, these 10 projects have promising ROIs, and many are affordable compared with the high costs of swimming pool installations and additions.

• Garage door replacement
• Entry door replacement (steel)
• Manufactured stone veneer
• Siding replacement (fiber cement or vinyl)
• Minor kitchen remodel (midrange)
• Backup power generator
• Deck addition (wood or composite)
• Grand entrance (fiberglass)
• Bath remodel (midrange)
• Window replacement (vinyl)

For the sake of not only your home's resale value but also your relationships and sanity, carefully consider any improvement before pulling out the sledgehammer. Since challenges and delays are part of the process, practice patience. The house is not as important as the people who live in it.