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Image of a remodeled home living room and the text that says "Remodeling Projects with the Best ROI: What Actually Makes an Impact, from a Charlotte Realtor"

Remodeling Projects with the Best ROI: What Actually Makes an Impact, from a Charlotte Realtor

Author: Jamie Milam

Date: May 10, 2026

I don't think I need to tell you that some small upgrades to your home can make a big difference to its value and selling price.

But I might need to tell you that, from my perspective as a Charlotte-based real estate agent, you don't always need to invest huge sums of money to get that equity boost. Big remodeling projects might be worth it, or they may not. It depends on so many factors, including the market you're in and what buyers are really looking for.

That's why we care about your ROI — the financial return on your initial investment. We all want the biggest ROI possible!

There are tons of surveys and studies out there that will tell you what remodeling projects and upgrades bring the biggest real estate ROI. They're helpful, for sure, but they're sometimes missing local context and real-life application. I've worked with dozens of buyers and sellers across Charlotte, North Carolina, and beyond, so I'm here to give you my two cents on what's actually worth investing in if you want to recoup your costs.

Ready? Let's get practical.

Remodeling Projects with the Best ROI

The National Association of Realtors compiled this list of remodeling projects that have the best return on investment, based on the percentage of your initial cost you'll recoup after selling (on average). It's a great place to start, because it gives us a general idea of what's worth investing in.

It also helps us show what homeowners and buyers find important. Looking at the chart, we can see that people value:

High-quality materials (e.g., steel or fiberglass doors)
Additions to living space (e.g., basement and attic conversions, adding a new bathroom)
Updating current spaces (e.g., bathroom or kitchen renovations)
Replacing old features (e.g., new vinyl or wood windows)

An HGTV article also breaks down what home improvements pay off the most. It highlights these options as having the best ROI:

Kitchen and bathroom remodels, as these high-traffic areas are priorities for most buyers.
Home maintenance, like ensuring the existing structure is sound. Buyers don't care that much about a fancy kitchen if it was done with poor workmanship or there's a big leak!
Curb appeal, or what your house looks like as an initial first impression (think freshly-mowed lawn, inside staging).
More space. Adding a room or two can be a great investment and something buyers are looking for (if the proper permits were pulled!).

These reports are useful in identifying overall trends across the U.S., but they don't break down the ROI in specific markets. But if we want to know what works in your local market, you need to hear from someone who works there... AKA me! I'm always here to talk and help you make the best decisions for your home and market.

So, here are my additional thoughts about what home remodeling projects make the best ROI from my perspective as a Charlotte-based realtor.

1. Start With a Fresh Coat of Paint

I am truly shocked that fresh paint is not showing up on these lists.

This is, and will always be, the best update for maximum return on your investment. It immediately freshens up a room and gives it that "new" quality again. It shows a buyer that this home has been cared for and kept up-to-date.

You don't have to go bland with all white or agreeable gray. In fact, many buyers today are drawn to homes that feel warm and inviting—so when a resale leans the other way, it can feel a bit cold, even if they can’t articulate it. That doesn’t mean going overboard, either. The goal is to create a sense of warmth that feels natural, not styled. Choosing a neutral palette that complements your existing finishes, like your cabinetry, countertops, and flooring, creates a cohesive backdrop that works for a wide range of buyers and design preferences. If you want to bring in personality, save those color moments for intentional spaces like a bedroom, dining room, or even a powder room.

Pro tip: Don't forget about your baseboards, trim and doors! It's one of the biggest ways to help a home maintain a crisp and clean aesthetic. Take a magic eraser to your trim each year (a great chore for your little helpers) to prevent dust build-up and scuffing. This one annual maintenance item could save you thousands when it comes time to sell if it saves you from having to freshen up the trim paint.

2. Choose Your Kitchen Upgrades Wisely

According to NAR, both a complete and a minor kitchen remodel will return about 60% of your investment back to you. I would argue, however, that our local Charlotte buyers put a pretty big emphasis on an aesthetically appealing kitchen, so that ROI may be even higher.

That doesn't necessarily mean remodeling the layout and all new cabinets, but thoughtful upgrades do make a difference. I was recently speaking to a client who stated they did not plan to update their kitchen and/or primary bath. But after I looked at the comps in their neighborhood, it was evident that they could be leaving upwards of $100/square foot on the table by not doing even some of the basics, like upgrading the countertops, having the cabinets painted, and updating the hardware and fixtures.

These minor upgrades can likely be done for under $25k, and in a home that could get $50+ more per square foot for the whole house, I find it totally worth it.

Remodeling Projects with the Best ROI (2)

Let me also be clear—not all upgrades are considered equal. Here's what I encourage homeowners to invest in:

DON'T opt to paint 1970s flat-front cabinets and think that's the same as painting a 90s inset panel door. It's not the same, and buyers will still see the cabinets as dated. That's when you spend the extra and install new cabinets.
DO choose a high-quality enamel paint, specialized for cabinetry. Yes, buyers can tell the difference if you don't; it looks cheap and it flakes off easily.
DON'T mix and match gold hardware from Amazon or Lowes because those are the cheapest, even if their color tones are slightly off (but "close enough"). That won't cut it—it screams low-budget DIY.
DO update your builder-grade (or decades-old) light fixtures. It'll make a big impact.
DON'T pick countertops with wild color variation or large veins running through them, unless you're planning to live there for the next 5-10 years and you're doing it for yourself to enjoy for the long run. For resale? Choose something that fits the home's style and can be complemented by different paint selections and even flooring, if the hardwoods could be refinished down the road. (And for the love of all things, please don't just pick a Stellar Snow quartz variation for the whitest, blankest slate. It's old news. Same with black, brown, or a combo variation of granite. You're best off installing a quartz with a Granite or Marble look with minimal color and pattern variation, such as a Calacatta or Carrara.)

3. Consider Your Bathroom Upgrade Options

In the same way, you have different options for your bathroom remodels and want to spend your money wisely. The good news is that these days, you can get beautiful new vanities for under $2,000 (with the countertop and under-mount sinks already installed!), plus labor. This makes for a really great upgrade to your bathroom style.

However, I often tell my clients that if they only have one tiny bathroom, it may not make sense to put the money into those upgrades if someone else is going to remodel the home to enlarge the bathroom overall. So, rather than pouring money into a tiny one-bathroom, it makes sense to either expand it or add a second full bath.

Pro tip: If you don't plan to upgrade or expand your bathroom, plan to price accordingly, knowing that your one-bath home will not offer the same value to a neighbor's larger one-bathroom home that was remodeled.

4. Don't Ignore Your Floors

Real talk about flooring — if I can stand in a spot in your home and, without entering another room, I can see four different types of flooring material, color, or pattern, then I can guarantee it will create pause and hesitation for a buyer.

I so often hear sellers say they'd rather not update the floors because the buyers may not like what they choose, and then it's a waste of money. Okay, I understand that can happen. But if you're consulting with a real estate pro who is actively and consistently showing homes to today's buyers, we can avoid that happening and make the investment worth it!

Here are my main takeaways when it comes to your flooring:

Low-cost LVP (luxury vinyl plank) is not the same as "updated floors." There are different levels of quality to the LVP floors if that's the material you choose, and the quality matters just as much as the color and pattern variation. Choose something too busy or trendy, or a style without plank definition, and yes, you may be wasting your money. Psst — gray floors are out.
Hardwoods will always provide value, so if that's what you have, then you should consider refinishing them. And while the cost is more to try to match them if replacing carpet or tile in spaces, it will often be the better outcome.
Carpet in living rooms is outdated, and buyers will have a knee-jerk reaction to it as they consider it a whole main-level flooring expense. And carpet that looks black or dark gray alongside the baseboard edges screams dated, even if the rest of your carpet is stain-free. Most people don't realize their carpet is the biggest filter in their home, and the discolored carpet edges are actually a "filtration line." Taking time to really give those edges the attention they need, at least once a year, will really protect your overall carpet investment.

5. Maintenance, maintenance, maintenance

We absolutely cannot forget about home maintenance when thinking about home improvements that get a good ROI. The reality is that no buyer wants to live in a home that looks beautiful on the outside but has a rotten foundation. Home maintenance is the most important thing to invest in.

Here's what to consider:

- Roofs: This is a hot topic now because there have been so many insurance changes happening and rate increases in the past few years. In fact, most companies will not insure a roof over 15-20 years old. Many insurers expect you to treat your roof like another annual maintenance item, similar to your HVAC. A roof tune-up to seal any cracks, fix nail pops, replace damaged shingles, etc., can not only extend the life of your roof and prevent leaks, but it can also show the insurance company's inspector that it's been maintained. Otherwise, you may be facing a significant risk of a major cost in resale contract negotiations.
- Air conditioners and furnaces: Replacing outdated or poor-performing air conditioners or furnaces may not offer as high an ROI as you'd hope. People generally think of them as routine maintenance items that do age out and eventually need to be replaced. And when you've had them for 15 years and then want to pass them off to the next owner, they're going to feel that when they're comparing your home to others, especially here in Charlotte, where they have a lot of new construction opportunities. Maintaining a routine annual service on your units — and being able to show a record of that — can be a big factor that helps keep a buyer interested. Offering a home warranty that has great HVAC coverage costs less than $900 and shows a buyer that you're willing to share the weight of that concern.
- Exterior caulking and sealant: Exterior caulking and sealant act as your first line of defense against water intrusion, sealing the small gaps around windows, doors, siding joints, and trim where moisture quietly tries to get in. Left unchecked, those tiny openings can lead to rot, mold, and costly structural repairs that could have been easily prevented. The best part? This is one of the lowest-cost maintenance items you can stay on top of, often requiring nothing more than a few tubes of quality sealant and a bit of time each year. Keeping these areas properly sealed also improves energy efficiency by preventing drafts, which helps regulate indoor temperatures and reduce utility bills. A quick annual inspection, especially before and after the rainy season, can go a long way in preserving both the condition and value of your home.
- Crawlspace: Because it’s out of sight, small issues like moisture intrusion can go unnoticed until they turn into much bigger (and more expensive) problems. Damp conditions in a crawlspace don’t just lead to rot, mold, and structural deterioration — they also create the perfect environment for termites and other pests to thrive. That’s why it’s worth paying attention after heavy rains or noticing any signs of excess moisture, even if everything inside your home seems fine. As a general rule, having a professional crawl under and inspect the space every few years can help catch issues early. It’s a relatively small investment compared to the cost of repairing compromised framing or dealing with a termite infestation. When it comes to protecting your home long-term, this is one area you don’t want to overlook in your maintenance plan.

There's a lot to think about when it comes to remodeling projects with the best ROI. You have to think about what you want as the person living there, and what will increase resale value for future buyers. And it all matters where you live, the current market, trends, and all the things.

That's why I encourage all homeowners to, every once in a while, walk through and around your home as if you were a buyer. Look at it from the perspective of what would stand out to you if you were a potential buyer today. What is appealing? What is outdated or in need of repair? Give intentional consideration to what you'd expect in a home of the price point you'd be aiming to sell for.

And as always, consult with a trusted real estate advisor to help guide you in where to strategically spend your dollars before updating. Here in Charlotte? Give me a call, I'd love to help you proactively plan through it.

To getting your ROI,

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About Me

I'm Jamie Milam, a determined AF woman who's embraced life after divorce by finding peace through self-awareness, intentional decision-making, and thrilling new travel adventures.

As a Realtor® in Charlotte, NC (and your connection to top agents nationwide), I’m passionate about guiding you through your homeownership and design goals—while also helping you create space for the things you love. My mission is to empower you to create a life of alignment too - at home, abroad, and within.

Whether it’s through real estate tips, home design inspiration, or solo travel experiences, I hope this space encourages you to discover deeper self-awareness and build a life that aligns with your passions and needs.

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Jamie Milam is a Realtor® in the Charlotte, NC area, licensed in both NC & SC, and has the ability to refer you to a number of agent partners across the nation, regardless of where you may live. She is an enthusiast for the power of awareness and believes it can be used in all facets of life to support aligned living.

**Disclosure** This post may contain affiliate links and they are at no additional cost to you, though I may earn a small commission. Don't worry, I only recommend products or services that I have tried or believe would be of great value to you! All opinions expressed are those of my own!

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