Cost vs. Value Report
Remodeling magazine's annual "Cost vs. Value Report" shows exterior and replacement projects bring the biggest return.
Home rehabbers who are considering a move in the not-too-distant future should focus mostly on exterior upgrades. That’s the message from REALTORS® who participated in Remodeling magazine’s 20th annual "Cost vs. Value Report," done in cooperation with REALTOR® Magazine.
REALTORS® in 65 markets were given construction specs and costs on 29 upscale and midrange projects and asked to estimate the percentage return at resale.
Put Costs and Values in Context
Looked at over a number of years, some projects appear to recoup considerably less than others. Home office remodels, for instance, have been at or near the bottom of the national averages since 2005 when the project was added to the survey. People investing in a home office typically do so to fill a specific need, such as to start a home-based business or telecommute. A prospective buyer with different space needs won’t see the value, regardless of the cost.
On the other hand, since minor kitchen remodels were added to the report in 2004, they’ve consistently ranked among the highest-value projects, according to practitioners surveyed.
When looking at cost estimates for individual projects, remember that averaging tends to have a leveling effect on job cost data. Also, seemingly small differences in project size and scope, or in the quality of finishes, can dramatically affect final project cost.
It’s also important to consider whether a remodeled space reduces the perceived number of rooms or available square footage. For example, carving a half-bath out of unused storage space under a staircase is an obvious gain in usable space. But converting an existing bedroom into a master bath, while a positive development in many respects, may reduce the number of bedrooms below the minimum expectation of some prospective buyers.
Similarly, the cost recouped on a given remodeling project depends on a wide variety of factors. These include the condition of the rest of a house, the value of similar homes nearby, and the rate at which property values are changing in the surrounding area. A home’s urban, suburban, or rural setting also affects its value, as does the availability and cost of new and existing homes in the immediate vicinity.
Finally, there can be wide regional swings. A midrange bathroom remodel recovers 85 percent of its cost in the South but only 63 percent in the Midwest.
Where resale value is a major factor in a home owner’s decision to remodel, the best course of action is to consult with a local remodeler about construction cost — and look closely at the comps and market conditions.
2008-09 National Averages
| Attic Bedroom |
$48,398 |
$35,694 |
73.8% |
 |
| Backup Power Generator |
$14,040 |
$8,026 |
57.2% |
|
| Basement Remodel |
$61,011 |
$44,467 |
72.9% |
|
| Bathroom Addition |
$38,078 |
$24,187 |
63.5% |
|
| Bathroom Remodel |
$15,899 |
$11,857 |
74.6% |
|
| Deck Addition (composite) |
$15,277 |
$11,260 |
73.7% |
|
| Deck Addition (wood) |
$10,601 |
$8,676 |
81.8% |
|
| Family Room Addition |
$81,315 |
$53,608 |
65.9% |
|
| Garage Addition |
$57,272 |
$38,161 |
66.6% |
|
| Home Office Remodel |
$28,094 |
$15,329 |
54.6% |
|
| Major Kitchen Remodel |
$56,611 |
$43,030 |
76.0% |
|
| Master Suite Addition |
$101,571 |
$67,037 |
66.0% |
|
| Minor Kitchen Remodel |
$21,246 |
$16,881 |
79.5% |
|
| Roofing Replacement |
$18,825 |
$12,336 |
65.5% |
|
| Siding Replacement (vinyl) |
$10,256 |
$8,274 |
80.7% |
|
| Sunroom Addition |
$71,745 |
$40,715 |
56.7% |
|
| Two-Story Addition |
$146,538 |
$103,553 |
70.7% |
|
| Window Replacement (vinyl) |
$10,537 |
$8,132 |
77.2% |
|
| Window Replacement (wood) |
$11,512 |
$8,946 |
77.7% |
|
| Bathroom Addition |
$74,325 |
$49,100 |
66.1% |
|
| Bathroom Remodel |
$51,455 |
$36,400 |
70.7% |
 |
| Deck Addition (composite) |
$37,498 |
$23,706 |
63.2% |
|
| Garage Addition |
$85,844 |
$53,908 |
62.8% |
|
| Major Kitchen Remodel |
$110,964 |
$78,398 |
70.7% |
|
| Master Suite Addition |
$223,876 |
$136,764 |
61.1% |
|
| Roofing Replacement |
$36,296 |
$22,861 |
63.0% |
|
| Siding Replacement (fiber-cement) |
$13,177 |
$11,424 |
86.7% |
|
| Siding Replacement (foam-backed vinyl) |
$12,528 |
$10,074 |
80.4% |
|
| Window Replacement (vinyl) |
$13,608 |
$10,781 |
79.2% |
|
| Window Replacement (wood) |
$17,580 |
$13,455 |
76.5% |
|