Spring is when the home improvement list comes back out. Maybe it's a kitchen that's been feeling dated for years. Maybe it's an unfinished basement that's been used for storage since you moved in. Whatever's on your list, if you've built equity over the past few years, you may have a smarter way to fund those projects than you realize.

Before you call a contractor, it's worth thinking through which upgrades are genuinely worth doing and why.

Start With the Right Question

The best home upgrades do two things at once: they improve how you live in the home today and they hold their value over time. That's the frame worth using before any project. Not just "will this add value?" but "will we actually use and enjoy this, and does it make financial sense for where we are right now?"
Projects that tend to disappoint are the ones driven by trends, personal taste that won't translate broadly, or costs that push the home significantly above comparable properties in the neighborhood.

Upgrades Worth Doing

Curb Appeal

First impressions matter, and exterior projects consistently deliver some of the strongest returns. They also make your home feel better to come home to every day, which makes them worth considering regardless of your timeline.

First impressions matter, and exterior projects consistently deliver some of the strongest returns. They also make your home feel better to come home to every day, which makes them worth considering regardless of your timeline.

According to the 2025 Remodeling Magazine Cost vs. Value Report:

• Garage door replacement: the top-performing project for the second consecutive year, with the potential to return significantly more than it costs
• Stone veneer on the front exterior: can add architectural interest at a fraction of a full exterior remodel
• Fresh exterior paint or updated siding: one of the higher-impact, lower-cost improvements available

Kitchen and Bathrooms

These are the rooms that get the most daily use and tend to hold their value well. The Cost vs. Value Report consistently shows that targeted refreshes outperform gut renovations on return, and they're also less disruptive to live through.

• A minor midrange kitchen remodel, think new cabinet fronts, updated hardware, fresh countertops, and modern appliances, may recoup approximately 113% of its cost, making it one of the few interior projects that can return more than you spend.
• A major midrange kitchen overhaul tends to return around 51% of what you put in. Worth it if you plan to enjoy it for years. Less so if resale is the primary goal.
• A midrange bathroom remodel may recoup approximately 80% of its cost. That includes updating fixtures, replacing the vanity, and refreshing tile without moving plumbing or changing the footprint.
• An upscale bathroom remodel tends to return around 42% of what you put in.

Adding Square Footage

Usable square footage is one of the most consistently valuable things you can add to a home, both for daily living and long-term value. More functional space improves how your family uses the home now and tends to hold its value well over time.

Options worth considering:

• Finished basement: converts unused space into livable square footage the whole family can benefit from
• Deck or outdoor living area: extends your home's functional footprint in a way that can be genuinely enjoyed year after year
• Accessory dwelling unit (ADU): an increasingly popular addition that can provide space for family members or potentially generate rental income

One thing to keep in mind: adding square footage makes the most financial sense when the total investment keeps your home's value in line with comparable properties in your area.

Energy Efficiency

Upgrades that lower utility costs, like new windows, added insulation, or an HVAC replacement, may not be the most exciting projects on the list, but they improve daily comfort, reduce monthly costs while you're living there, and are increasingly appealing to a wide range of buyers.

Projects to Think Carefully About

Some of the most enjoyable home upgrades are the ones that are purely for you. if these make your home a place you genuinely love coming back to every day, they can absolutely be worth every dollar. The one thing worth keeping in mind is that projects like these tend to deliver more in quality of life than return on investment. If you're in your forever home, that's a completely valid trade-off.

• Pools: a genuine lifestyle upgrade for families who will use it regularly, and a feature that can make your home the gathering place for years to come. Worth knowing that not every buyer will see it the same way at resale.
• Luxury primary suite additions: can completely transform how you experience your home on a daily basis. Just worth understanding that the return at resale often doesn't match the full cost of the project.
• Highly personalized finishes: the spaces that feel most like you are often the ones you enjoy most. If you're planning to stay long term, lean into what you love. If resale is on the horizon, it's worth thinking about how broadly the style will appeal.
• Upgrades that push above the neighborhood ceiling: sometimes the right move is to build exactly what you want regardless of comps. Just go in knowing the investment may not fully come back at closing.

How to Fund It Without Overcomplicating It

For homeowners who have built equity over the past few years, there are a few ways to access it for a renovation project. The right option depends on your current mortgage rate, how much you need, and how you want to structure the payments.

HELOC (Home Equity Line of Credit) A HELOC lets you borrow against your equity while keeping your existing mortgage completely intact. You draw funds as you need them and only pay interest on what you use. This works well for projects done in phases or when the total cost is still being determined. It is especially worth considering if your current mortgage rate is lower than what is available today, since a HELOC does not touch that rate.

Cash-Out Refinance A cash-out refinance replaces your existing mortgage with a new one at a higher loan amount, giving you the difference in cash at closing.* This can make sense if current rates are close to what you already have, or if you want to consolidate everything into a single loan payment. It gives you a lump sum upfront, which works well for larger projects with a defined scope and cost.

Second Lien A second lien is a separate loan on top of your existing mortgage, similar to a HELOC but with a fixed amount and fixed payments. It leaves your primary mortgage untouched and can be a good middle ground if you want predictable payments without refinancing your entire loan.

Not sure which option makes the most sense for your project and your current loan? Fill out the form below and we can run a quick equity check and walk through the options together.

*By refinancing your existing loan, your total finance charges may be higher over the life of the loan.