The Top 3 Home Improvements for the Best ROI

If you’re looking to make smart home improvements that will pay you back—not just in enjoyment, but in dollars when you sell—you’re in the right place. Whether you’re a homeowner in the Kansas City metro preparing for resale or simply investing in your property’s value, this post walks you through the top three home improvements that deliver the best return on investment (ROI), what the national data shows, why they perform so well, and how to execute them effectively.

Why ROI-Minded Home Improvement Matters

Before diving into the top projects, it’s important to understand why ROI should guide your decisions.

1. Most remodels don’t recoup 100% of their cost. On average, homeowners recover about 60–70% of what they spend when they sell.

2. Exterior upgrades tend to outperform interior luxury upgrades. National reports consistently show the highest-ROI projects are found outside the home: garage doors, steel entry doors, and stone veneer.

3. Your market and timing matter. If you plan to sell within 12–18 months, prioritize projects that appeal to buyers. If you’ll stay for years, focus more on enjoyment and maintenance.

4. Budget wisely. Over-spending on luxury finishes rarely pays off at resale. The value is in smart upgrades, not just expensive ones.

Invest with your future buyer—and your future self—in mind. Now let’s look at the three home improvements that almost always deliver the best return.

The Top 3 Home Improvements for the Best ROI

1. Replace the Garage Door

A garage door replacement consistently tops ROI lists across the country, with returns near 200%. It’s a small project that makes a huge visual difference. Buyers notice the garage first, especially on homes where it faces the street, and a new, attractive, quiet, and well-insulated door instantly signals a well-maintained property.

Beyond curb appeal, this project improves energy efficiency and security. Since it’s one of the least expensive exterior upgrades, the cost-to-impact ratio is unbeatable.

What to Consider Locally

In Kansas City and surrounding suburbs like Overland Park and Olathe, garage doors take a beating from weather extremes—blazing summers, icy winters, and heavy storms. Choose durable, insulated materials like steel or composite doors that can handle seasonal changes.

Style matters too. Match your home’s architectural design—ranch, craftsman, or modern—and select finishes that complement your trim and front door. Simple details like decorative hardware or windows can make a big difference.

Execution Steps

1. Get two or three quotes from local installers and compare warranties.

2. Choose a door style that fits your home’s architecture and neighborhood aesthetic.

3. Consider adding smart features such as keypad entry or app control.

4. Paint or stain to coordinate with your exterior.

5. Take “before and after” photos—they’ll enhance your listing marketing when you sell.

2. Replace the Front (Steel) Entry Door

Replacing your entry door is one of the easiest ways to refresh your home’s look and energy performance at the same time. A new steel entry door typically returns more than 180% of its cost because it upgrades both the first impression and functionality of your home.

Buyers love walking up to a house that feels secure and well-cared-for, and nothing says that faster than a clean, modern front door with quality hardware. The door is also an energy barrier, so insulation and fit matter.

Local Context and Tips

Kansas City’s four-season climate makes steel doors an excellent choice—they resist warping, shrinking, and moisture better than wood. For a personal touch, paint your new door in a bold but tasteful color, like navy, crimson, or black.

If your home already has strong curb appeal, choose a neutral finish that complements the exterior. Updated locksets, door knockers, and house numbers can enhance the overall appearance.

Execution Steps

1. Select a high-quality, insulated steel door and professional installer.

2. Replace the entire frame, threshold, and weather-seal—not just the door slab.

3. Upgrade your exterior lighting and doormat to complete the entry refresh.

4. Keep records of purchase, installation date, and warranties for resale documentation.

5. Maintain the door’s finish and hinges regularly to keep it looking new.

3. Add Manufactured Stone Veneer or Exterior Accent

Manufactured stone veneer yields an average ROI of more than 150% and instantly elevates your home’s exterior with depth, texture, and visual interest. It gives even a modest home a “custom” feel that attracts buyers at first glance.

Stone veneer creates architectural definition without the heavy cost of full masonry work. It’s also a low-maintenance way to modernize a dated façade.

How to Apply It in Kansas City

You don’t need to cover the whole house to get a major payoff. Focus on high-visibility areas: the front entryway, porch columns, garage façade, or a front gable.

Choose stone styles and colors that align with your home’s character—for example, neutral limestone tones for traditional homes or sleek gray slate for modern ones. Always hire experienced local installers who understand flashing and waterproofing requirements to handle our freeze-thaw climate.

Execution Steps

1. Request multiple quotes from reputable contractors.

2. Decide on the project’s scope—full façade, accents, or partial trim.

3. Test samples in daylight before finalizing stone and mortar color.

4. Schedule installation alongside other exterior projects like doors or landscaping for cohesive results.

5. Photograph your upgrade and keep documentation for marketing or appraisal purposes.

Why These Three Beat Out Other Remodels

While kitchen and bathroom renovations are popular, they often yield smaller financial returns. A minor, mid-range kitchen remodel may recoup around 90–95% of its cost, while a major upscale remodel might return only half. Bathroom upgrades fall into a similar range.

Exterior projects dominate ROI rankings because they directly affect perceived value and curb appeal—two things that shape a buyer’s first impression and willingness to pay. Simply put, buyers fall in love with what they see before they ever step inside.

Garage doors, entry doors, and stone accents boost your home’s profile instantly and cost less than big interior renovations, so they deliver a better financial payoff and faster results.

Bonus Tips and Common Mistakes to Avoid

Match the neighborhood. Don’t over-improve beyond what nearby homes justify.
Focus on quality, not quantity. One great project beats three mediocre ones.
Mind the basics. Even the best stone veneer won’t hide old gutters, peeling paint, or a sagging roof.
Keep maintenance in check. Buyers prefer homes that feel move-in ready, not ones needing future repairs.
Document upgrades. Keep receipts, material details, and contractor names. This helps justify value when listing.
Bundle improvements. Doing several small upgrades at once—like doors, paint, and lighting—amplifies overall impact.

A Kansas City Homeowner’s Quick Action Plan

1. Walk your property with “buyer eyes.” Note anything tired or outdated.

2. Set a timeline. Will you sell in a year or stay five? That dictates how much to invest.

3. Start with the garage or entry door. They’re high-ROI and immediately visible.

4. Gather quotes from local professionals before committing.

5. Execute and document. Photos, receipts, and details make for stronger resale marketing.

6. Stage for curb appeal. Fresh mulch, power washing, and good lighting go a long way.

7. Consult your real estate agent. They can tell you which updates matter most in your specific neighborhood.

Final Thoughts

If your goal is to increase home value, focus on what potential buyers see first. The top three home improvements for the best ROI—garage door replacement, steel entry door replacement, and manufactured stone veneer—outperform almost every other project for cost recovery.

They’re practical, attractive, and immediately noticeable upgrades that strengthen curb appeal, energy efficiency, and perceived quality. Even if you’re not selling soon, these updates make your home more beautiful, secure, and comfortable right now.

The smartest home improvements aren’t always the flashiest—they’re the ones that make buyers say “wow” before they even step inside.