What kinds of projects can add lasting value to my home?

Suppose you want to do some work on your home, and you want to choose a project that will add value, not just today, but into the future when you might sell your property. We all know that kitchens and baths sell houses, so remodeling either of those is an obvious possibility.  However, if you have a long time horizon, there’s a problem with that choice: remodeling is very style-dependent.

If you remodel your kitchen now, but don’t sell your home for 15-20 years, you’re not going to get much return on the project, because your “new” kitchen will be pretty outdated by then.  (Of course, there is value in the enjoyment you’ll get from having a great kitchen or a luxurious bath in the intervening years, so you might still want to do the project!)

Here are three things, though, that are unlikely to go out of style: (1) an additional bathroom, (2) more usable space, and (3) a great yard.  The first of these is straightforward: another bathroom (especially if there is no bathroom on one level, or no bathroom attached to the primary bedroom, or only one bathroom overall) adds value.

Adding usable space can mean an expensive addition to your home, but it can also mean improving a basement, garage or attic, adding an ADU, or even adding a detached shed.  Did you know that you don’t need a permit to add a single-story shed of up to 120 square feet (although you are supposed to have a permit if you add plumbing or electricity).  Adding a nice shed is a relatively cost-effective way of gaining a little

more space to spread out, or adding a workspace, something many people are looking for these days. If you go with a nicer shed, incorporate it well into the yard, and maintain it over time, the next owner will appreciate it too (and pay more for the property).

A great yard, with nice plantings and spaces to play and hang out, also adds a lot of value.  If you are (or you have) a great gardener, then well-chosen plantings that mature over time can make a garden feel special. If you’re not a great gardener, and you don’t think new plantings will last and look great in the long term, you can still improve your yard (and the value of your property) with space planning and some hardscape design. The goal is to fully utilize the yard space you have. Can you use the side yard to create a play area, or add storage or a place to tuck away trash and recycling cans to make more space elsewhere? Can you create a flat area on a sloped space, with nice stairs to it, to add a pleasant hang-out space? Can you add planting beds in a sunny spot, for herbs or tomatoes or something else?

I recently helped some lovely but extremely busy clients, who were not big gardeners, sell a property where the previous owners had done substantial landscaping on the property.  Some of the plantings in the yard were not in great shape, but the layout and a few big plants were still there.  We brought in a gardener, who cleaned everything up and added new plants, and the yard was magical again.  These sellers had also added a shed/office in back, and the combination of the gorgeous yard and the little bit of additional space led to a fantastic sale price for the property.

If there’s a good chance you might sell in the next 10 years, then remodeling a kitchen or bath will have a higher return. Keep in mind this general rule though: the longer the time until you’ll want to sell, the more important it is to choose more classic finishes, rather than what’s bold and trendy right now.