Above: A fresh coat of paint is an affordable way to enhance the appeal of your home.
By Pam George
An uptick in mortgage interest rates — and the sticker shock of higher home prices — has prompted many homeowners to stay put rather than trade up. The average 30-year fixed mortgage rate was 6.1% as of Feb. 22, 2026, according to Freddie Mac, down from 6.93% a year earlier, but still far higher than the rates many owners locked in years ago.
That “lock-in” effect has reshaped the resale market. There are fewer listings, more competition for move-in-ready homes, and heightened scrutiny from buyers who don’t want to inherit major repair bills immediately after closing.
Staying put doesn’t mean homeowners are content with the status quo. Many are investing in renovations, additions, and strategic makeovers to make their homes more appealing now — and more competitive later. The Harvard Joint Center for Housing Studies expects homeowner improvement and repair spending to reach $524 billion in early 2026, a record high.
Granted, not everyone has the luxury of waiting for interest rates to fall. Job changes, family needs, downsizing, and other life circumstances can force a move. For homeowners weighing whether to renovate or sell, the question is the same: Which interior projects deliver the best return on investment — both in day-to-day payoff and at resale?
Assess the Situation
Sellers who want to unload an outdated home should consider pricing it to sell instead of investing in an expensive bathroom or kitchen renovation, says Joseph Nestor, a real estate agent with Patterson Schwartz in Greenville.
“If you have a 1950s home, the whole house might be dated,” he notes. A new bathroom won’t matter if the heater is 40 years old and your roof needs repairs, he explains.
Presentation matters more than many sellers realize, says home stager Tara Wheeler. Photo by Wheeler Home Concepts.
Nevertheless, when housing is in short supply, buyers are often willing to overlook an old roof or heater in desirable communities, says Stephen Mottola, a real estate agent with Compass. When an established neighborhood is appealing — think Sharpley, for instance — an updated kitchen can land more prospective buyers than a new roof.
Presentation also matters more than many sellers realize. A stager can make even an older home look “charming, cozy, and functional,” says Tara Wheeler of Wheeler Home Concepts, a home staging and design company that also offers real estate marketing services. “Don’t have time to remove that wallpaper from the 1980s? Let a home stager help you turn it from old into ‘thoughtfully vintage chic,'” she says.
For homeowners who don’t plan to sell soon, Wheeler recommends enhancements that enhance resale value in the future. Chief among them: new flooring, fresh paint, additional lighting, and kitchen or bath refreshes.
“Keep it as classic as possible,” she says. “If you add personalized touches, try to do things that can easily be changed before resale, such as paint or removable wallpaper.”
If you plan to leave the home feet first, do what you wish. “Make unique choices and changes that you love — your home should support how you live,” Wheeler says.
Choose Projects with a Payoff
In its 2025 Remodeling Impact Report, the National Association of Realtors, working with the National Association of the Remodeling Industry, calculated a “Joy Score” for various projects based on homeowner satisfaction. The report found the typical Joy Score was 8.2, and three projects received a perfect 10: a kitchen upgrade, new roofing, and an added primary bedroom suite.
Prep work is critical to successfully painting cabinets. You’re best off hiring a professional, says real estate agent Joseph Nestor.
Locally, a kitchen still provides the most significant return on investment, says Allison Stine, a real estate agent with Northrop Realty. However, if you put a $100,000 kitchen into a moderately priced home, you can’t charge $100,000 more, she warns.
National ROI data supports her caution. Think in tiers. In the 2024 Cost vs. Value Report, a minor kitchen remodel returned about 96% of its cost at resale nationally, while a midrange bathroom remodel returned about 74%. In short, kitchen and bath updates tend to hold value, but the best returns often come from modest improvements rather than full-scale luxury renovations.
Wheeler often sees sellers over-invest in very personalized or high-end upgrades that don’t always translate into resale value. Consider luxury appliances or spa-style bathrooms with heated floors.
Adding extra square footage also tends to widen buyer interest. For instance, a finished basement will ultimately attract more prospective buyers, Stine says. Use it for a home office, gym, media room, or a guestroom, if it meets municipal codes.
Consider a Refresh Instead of a Redo
Many home improvements won’t break the bank but will add to your home’s appeal. For instance, a refresh in a kitchen and bath can make an impact. “Anything you do to a kitchen is a true enhancement, whether it’s just changing out countertops or painting cabinets,” Mottola agrees.
One client with a home in a desirable area took his recommendations for a light redo. After painting the old cherry cabinets and replacing the Corian countertops with quartz, Mottola increased the home’s value. “It cost them about $9,000 to do, and we raised the price of the house by $30,000,” he says.
Painting cabinets can be challenging, Nestor warns. “It’s all in the prep work. If you slap a coat of paint on cabinets, it will peel off three months later because you didn’t sand it down or lacquer off the cabinets.”
Don’t discount the exterior. A sophisticated garage door can do wonders for curb appeal, says real estate agent Allison Stine.
Consequently, hire a pro and don’t rely on YouTube. Trending cabinet hues include warm green, smoky blue, white oak, and even black. Make sure you hire a professional to paint the cabinets, Wheeler says.
Meanwhile, quartz — the designer’s darling — is now available in multiple colors and patterns, Wheeler points out. Stainless-steel appliances come in affordable packages that still appeal to many buyers, Mottola says. Think GE Profile versus Sub-Zero.
Lorena Testardi with Tesla Realty Group recommends buying appliances that are one or two steps above what a builder might include in a basic package. (Speaking of appliances, leave modern washers and dryers for the buyers, she adds.)
In both the kitchen and the bathroom, replace the hardware and clean the grout. Tip: Gold or black hardware is popular, Wheeler says. Install a new bathroom mirror or vanity.
Any type of refresh can substantially save money, says Chris DiSabatino of DiSabatino Build Design. For one client, the team painted the cabinets in a light, neutral color, installed quartz countertops and a new backsplash, installed new stainless steel appliances, and added luxury vinyl plank flooring. “She’s probably spending half of what she would on a complete gut,” he says. There are other advantages. It takes a contractor less time to do a makeover than it does to undergo major surgery.
Be Consistent
When it comes to flooring, create continuity by using one material throughout the home, Wheeler says. Luxury vinyl plank (LVP) and hardwood are currently stylish. If you’re putting down new carpet, choose a quality product in a neutral color and a good carpet pad, Testardi adds.
Light it Up
Lighting is a “gamechanger,” Wheeler maintains. Add recessed lighting, dimmers, and accent lighting, such as under-the-cabinet fixtures and backlit mirrors. “It instantly improves how the home shows,” she says.” Buyers notice when a home feels bright, functional, and easy to live in.”
Keep it Simple
Decluttering goes a long way to improving the look —and therefore the value — of your home, as does a fresh coat of paint, Nestor says. Keep the color neutral if you’re planning to sell.
Put Your Best Face Forward
Don’t discount the exterior. Stine has witnessed an uptick in sophisticated garage doors, especially on homes with garages that front the street.
Mottola recommends a neutral outdoor appearance. For example, shutters in an unconventional color can keep prospective buyers from touring a home, Mottola says. He remembers the listing with bright yellow shutters. Agents asked, “Can you please make the people change it?” The sellers obliged, and the house sold within a day.
In the end, your decision on what to change, keep, and add will come down to what’s best for you and your family.
“I say this to everybody, ‘It’s for you,” DiSabatino says. “You’re doing this for you and your family so that you can enjoy your home. Make incredible memories here and enjoy the space.”
