Renovation ROI Guide — Deb Brown Group
A practical look at upgrades that add value, with local notes and seller/buyer action steps.
Timing, buyer segment, and nearby comps across McKinney, Frisco, Prosper, Allen, Celina, Melissa, and Fairview drive ROI. Use the upgrades below—and price to the payment bands buyers target.
1) Curb Appeal (often top performer)
Why it works: First impressions drive showings and photos.
Do: mulch/trim, power-wash, paint front door, modern house numbers/lighting; tidy fences.
Tip: Twilight exterior photo after the refresh.
2) Minor Kitchen Refresh
Why it works: Kitchens sell homes; small updates punch above their cost.
Do: paint or reface doors, modern hardware, faucet, lighting; swap the most dated appliance first; quartz/stone where comps support it.
Avoid: moving plumbing/walls unless comps justify.
3) Bathrooms (midrange > ultra-luxury)
Why it works: Clean, bright baths read “well-kept.”
Do: new vanity/top, mirror/lighting, fresh grout/caulk, low-flow fixtures; consider a simple glass panel.
Avoid: over-custom tile if the neighborhood trends simpler.
4) Flooring, Paint & Lighting (the “photo trio”)
Why it works: Neutral paint + continuous LVP/wood + bright LEDs modernize fast.
Do: consistent color, 3000–3500K lighting, replace yellow bulbs.
5) Energy-Efficiency Updates
Why it works: Lowers monthly cost and helps appraisal when documented.
Do: attic insulation top-up, smart thermostat, weather-seal, efficient windows (where comps support), HVAC service records.
6) Outdoor Living
Why it works: Texas buyers value usable shade + dining.
Do: simple patio/pergola, fan + lighting, defined seating; keep it code-compliant and low-maintenance.
7) Finished Flex Spaces (where applicable)
Why it works: WFH, playroom, or fitness space increases perceived utility.
Do: brighten a bonus room; add outlets/storage; keep finishes mainstream.
Local Notes
- Prosper/Celina (380 corridor): Compete with new construction—focus on light, flooring, kitchen polish.
- McKinney/Allen (established): Preserve character; lean into curb appeal, paint, lighting, bath refresh.
- Frisco (amenity-rich): Presentation and minor kitchen/bath polish matter more than heavy renos.
What Affects ROI (beyond the project)
- Micro-location & comps: Don’t out-improve your street.
- Buyer payment bands: Upgrades that help you fit a popular bracket can net more showings.
- Condition delta: Fix deferred maintenance first—appraisers notice.
Action Plan (seller-ready)
- Walk-through with an agent for high-ROI punch list.
- Get two bids per project; timeline before photos.
- Stage + pro photos; launch with a 7-day plan and price to the payment band.
FAQs
- Which renovation has the best ROI right now?
Often curb appeal and a minor kitchen refresh; verify with local comps. - Should I remodel the entire kitchen?
Full gut only if comps support it; otherwise focus on surfaces and lighting. - Do energy upgrades pay off?
Documented efficiency + lower bills help buyers and can support appraisals. - Will a pergola/deck add value?
Yes if it’s usable, low-maintenance, and photographed well. - What should I do first?
Fix deferred maintenance, then paint/floors/light—before luxury add-ons.
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