Important Note for Reno-Sparks Homeowners: The return-on-investment (ROI) figures discussed in this article come from Zonda's 2025 Cost vs. Value Report, a respected national study. These percentages represent averages based on surveys of real estate professionals across the country. They are not guarantees of what any individual homeowner will recoup. Your actual results will depend on your specific home's condition, your neighborhood, current buyer preferences, pricing, timing, and countless other factors. Before making any improvement decisions, we strongly recommend consulting with a local real estate professional who can evaluate your unique situation.

If you're thinking about selling your Reno or Sparks home in 2026, you've probably wondered where to spend your money on improvements—and whether those investments will actually pay off when you list.

It's a fair question. With homes currently sitting on the market an average of 66 to 97 days in the Reno area (depending on neighborhood and price point), sellers face a more selective buyer pool than they did a few years ago. Buyers today have options, and many of them are gravitating toward homes that feel move-in ready.

But here's where it gets complicated: not every improvement adds value, and not every high-ROI project makes sense for every home. National research provides helpful guidelines, but choosing the right real estate agent in Reno and Sparks who understands your specific neighborhood and buyer expectations is the only way to know what actually makes sense for your property.

Let's look at what the research shows—and, just as importantly, what it doesn't tell you.

What the National Data Suggests About Home Improvement ROI

Every year, Zonda publishes its Cost vs. Value Report, surveying real estate professionals across 119 U.S. markets to understand which home improvement projects tend to add resale value—and which don't. The 2025 report, released in September, analyzed 28 different renovation projects.

The findings may surprise you. According to this research, the projects with the highest potential returns aren't kitchen overhauls or bathroom expansions. They're exterior improvements—specifically, projects that enhance curb appeal.

Here's what the 2025 national averages suggest:

Top 5 Projects by Potential ROI (National Averages):

1. Garage Door Replacement — Average cost: $4,672 | Potential ROI: 268%
2. Steel Entry Door Replacement — Average cost: $2,435 | Potential ROI: 216%
3. Manufactured Stone Veneer — Average cost: $11,702 | Potential ROI: 208%
4. Fiber-Cement Siding Replacement — Average cost: $21,485 | Potential ROI: 114%
5. Minor Kitchen Remodel — Average cost: $28,458 | Potential ROI: 113%

Clay DeKorne, chief editor of Zonda's JLC Group, summarized the pattern: "Exterior replacement projects remain the clear winners when it comes to adding resale value. While large interior remodels may be personally rewarding, their appeal is often too subjective to deliver the same return when it's time to sell."

Todd Tomalak, a principal at Zonda Advisory, added context: "A new garage door or new entry door can make a pronounced difference and it could be the thing that makes one house stand out against all the others, making the home worth a higher price."

Why Exterior Projects Tend to Score Higher

The research points to several reasons why curb appeal improvements may outperform interior renovations:

First impressions carry weight. Buyers often form opinions about a home within seconds of seeing the exterior. A worn garage door, faded entry, or dated siding can create a negative impression before a buyer ever walks inside.

Exterior work is less subjective. A new garage door is a new garage door—most buyers perceive it positively. But kitchen and bathroom renovations involve personal taste. What you consider a modern design aesthetic, a buyer might find cold or dated. This subjectivity creates a gap between what you spend and what buyers are willing to pay.

Exterior projects often cost less. A garage door replacement averaging under $5,000 is a fraction of what a major kitchen remodel costs. Lower investment means less financial risk, and even modest value increases can translate to strong percentage returns.

Move-in readiness signals maintenance. Buyers who see a well-maintained exterior often assume the rest of the home has been cared for. This perception can influence how they view everything from the HVAC system to the roof.

What This Means (and Doesn't Mean) for Reno-Sparks Sellers

Here's where we need to be careful. National data provides a starting point, not a strategy.

The Zonda report itself notes that regional differences are pronounced, with the Pacific region (which includes Nevada) and West South Central regions reporting the strongest overall returns. For example, manufactured stone veneer showed a 231.7% potential ROI in the Pacific region versus 208% nationally.

But regional data still isn't neighborhood data. And neighborhood data still isn't your-specific-home data.

Consider the variables at play in the Reno-Sparks market:

Price point matters. The improvements that make sense for a $450,000 home in Spanish Springs may be different from what makes sense for a $1.2 million property in Somersett. Over-improving for your price point can actually hurt your return.

Buyer expectations vary by neighborhood. California relocators purchasing in Caughlin Ranch or ArrowCreek may have different expectations than first-time buyers looking in Lemmon Valley or Sun Valley. What's standard in one area might be a selling point—or overkill—in another.

Your home's current condition determines priority. If your roof needs attention, a new garage door isn't addressing the real issue. The "highest ROI" project nationally may not be the highest priority for your specific property.

Market timing affects everything. With current days on market ranging from 66 days (Redfin, December 2025) to 85-97 days in some areas (CalNeva Realty, January 2026), the competitive landscape is different than it was in 2021 when homes sold in days. Improvements that help your home stand out matter more when buyers have choices.

This is exactly why understanding whether to list now or wait requires local expertise, not just national statistics.

The Projects That Tend to Underperform

The Zonda research also highlights what typically doesn't pay off as well—at least in terms of resale value:

Major kitchen remodels (full gut renovations with layout changes) historically recover a smaller percentage of their cost than minor kitchen updates. The 2025 report shows minor kitchen remodels at 113% potential ROI, while major upscale kitchen remodels typically recover far less.

Bathroom additions can add functionality but often don't return their full cost. The appeal is subjective, and buyers may not value an additional bathroom as highly as you'd expect.

Swimming pools are notoriously poor investments for resale in most markets. Some buyers see them as maintenance burdens rather than amenities.

Home office additions may be valuable for your lifestyle but don't typically command premium prices at resale.

This doesn't mean these projects are wrong choices. If you're staying in your home for years and a renovated kitchen improves your daily life, the personal value may far exceed any resale calculation. The distinction is between improvements you make for yourself versus improvements you make specifically to increase sale price.

What Reno-Sparks Buyers Are Looking For

Based on current market conditions and buyer behavior in Northern Nevada, certain themes emerge:

Move-in readiness. With inventory up 31% year-over-year but still relatively tight at around 3 months of supply, buyers who find a well-maintained home tend to act quickly. Homes requiring significant work often sit longer.

Energy efficiency. Nevada's climate—hot summers, cold winters, and abundant sunshine—makes energy-efficient windows, proper insulation, and functional HVAC systems particularly relevant. Buyers notice utility costs.

Outdoor living potential. With 300+ days of sunshine and proximity to Lake Tahoe and the Sierra Nevada, outdoor spaces carry weight in this market. Usable patios, decks, and landscaping can enhance appeal.

Functional layouts. Open floor plans and flexible spaces continue to resonate, particularly with California relocators moving to Reno-Sparks who may be accustomed to more modern floor plans.

Clean, neutral presentation. Fresh paint, decluttered spaces, and well-maintained fixtures help buyers envision themselves in the home. Sometimes the most impactful "improvements" aren't renovations at all—they're preparation and presentation.

The Small Things That Often Matter Most

Interior designer and home stager Mallory Slesser offered this perspective to the National Association of Realtors: "If you're looking for affordable updates that pack a punch, dollar for dollar, I would say painting; changing out light fixtures; changing out hardware; maybe new draperies or window treatments. Those are all cost-effective ways to make a big statement. It really changes the space."

These aren't the projects that make headlines in ROI reports, but they can significantly affect how buyers perceive your home:

• Fresh interior paint in neutral, modern colors
• Updated light fixtures that brighten key rooms
• New cabinet hardware in kitchens and bathrooms
• Clean, functioning window treatments
• Repaired grout, caulk, and weatherstripping
• Professional deep cleaning
• Addressed deferred maintenance items

The psychology is straightforward: when buyers see evidence of care and attention, they feel more confident about the home's overall condition. When they see neglected details, they start wondering what else has been overlooked.

The Risk of Over-Improving

One common mistake is investing heavily in improvements that exceed neighborhood standards. If comparable homes in your area sell for $550,000 with original kitchens, spending $60,000 on a luxury kitchen renovation may not translate to a $60,000 (or even $30,000) increase in your sale price.

Buyers comparison shop. They look at what else is available at similar price points. A $650,000 home in a neighborhood of $550,000 homes faces a challenging comparison—buyers at that price point may look at other neighborhoods entirely.

This is why understanding your local market, your neighborhood's price ceiling, and what comparable homes have recently sold for matters more than any national ROI percentage.

The Question You Should Be Asking

Rather than "Which improvements have the highest ROI?", the more useful question is: "What does my specific home need to compete effectively in today's market?"

The answer depends on:

• Your home's current condition and any deferred maintenance
• Your neighborhood and what buyers at your price point expect
• Current inventory and competition from other listings
• Your timeline and budget constraints
• Whether improvements will actually accelerate your sale or just add cost

A comprehensive listing consultation addresses these questions directly. It's not about following a generic checklist—it's about evaluating your unique property and creating a strategic approach that makes sense for your situation.

Understanding what your home might net after sale involves more than list price—it requires understanding costs, market positioning, and which investments are likely to pay off versus which ones won't.

How Local Expertise Changes the Calculation

Here's what a local real estate professional who knows the Reno-Sparks market can help you determine:

Which improvements buyers in your area actually value. Not what national statistics say—what actual buyers in Damonte Ranch, Southwest Reno, or Sparks are looking for and willing to pay for.

What your competition looks like. If three other homes in your price range have updated kitchens and yours doesn't, that matters. If no competing homes have updated kitchens, spending on one may not differentiate you.

Where your budget is best allocated. Sometimes $2,000 in paint and hardware changes perception more than $20,000 in a bathroom remodel. A local expert can help you prioritize.

What you can skip. Just as important as knowing what to do is knowing what not to do. Some improvements won't affect your sale price or timeline at all.

Realistic expectations. No honest professional will guarantee specific returns on improvements. But they can share what they've seen work (and not work) in your specific market.

The Bottom Line: Data Informs, But Doesn't Decide

The Zonda Cost vs. Value data is valuable—it helps frame the conversation and challenges assumptions about where money is best spent. The consistent finding that curb appeal and exterior improvements tend to outperform major interior renovations is worth noting.

But data is a starting point. Your home, your neighborhood, your timeline, and current market conditions determine what actually makes sense.

If you're considering selling in 2026, the smartest first step isn't starting a renovation project. It's having a conversation with someone who knows your market, can evaluate your specific property, and can help you make informed decisions about where (and whether) to invest.

Ready to Evaluate Your Options?

Contact Kevin Kinney at 775-391-8402 or Robin Renwick at 775-813-1255 to schedule a no-obligation listing consultation. We'll walk through your home together, discuss your goals and timeline, and provide honest feedback on which improvements—if any—might make sense for your situation. No pressure, no generic advice, just a candid conversation about your specific property and what it needs to compete in today's Reno-Sparks market.

FAQs

What home improvement has the highest ROI according to 2025 research? According to Zonda's 2025 Cost vs. Value Report, garage door replacement showed the highest potential ROI nationally at 268%, followed by steel entry door replacement at 216%. However, these are national averages from surveyed real estate professionals—actual results vary significantly based on your specific home, neighborhood, and market conditions. Always consult a local expert before making improvement decisions.

Should I renovate my kitchen before selling my Reno home? It depends on your kitchen's current condition, your home's price point, and what comparable homes in your neighborhood offer. Minor kitchen updates (paint, hardware, fixtures) often provide better returns than major renovations. A full kitchen remodel in a neighborhood where buyers don't expect one may not recoup its cost. A local real estate professional can help you evaluate what makes sense for your specific situation.

Do curb appeal improvements really matter when selling a home? Research consistently shows that exterior improvements tend to score well in resale value studies. First impressions influence buyer perception, and a well-maintained exterior often signals overall home care. However, "matter" is relative to your specific property—if your exterior is already in good condition, money might be better spent elsewhere.

How long are homes taking to sell in Reno right now? As of late 2025 and early 2026, homes in the Reno-Sparks area are averaging between 66 and 97 days on market, depending on neighborhood, price point, and condition. Well-priced, move-in ready homes in desirable areas often sell faster, while homes requiring work or priced above market may take longer.

Is it worth replacing my garage door before listing my house? If your garage door is visibly worn, damaged, or dated, replacing it may improve your home's first impression. The 2025 Cost vs. Value data suggests garage door replacement tends to perform well nationally. However, if your garage door is already in good condition, other improvements might be higher priority. A walkthrough with a local agent can help you prioritize.

What improvements should I avoid before selling? Generally, major luxury renovations, swimming pool additions, highly personalized design choices, and improvements that exceed neighborhood standards tend to recover less of their cost. The goal is to appeal to the broadest range of buyers at your price point—not to create your dream home right before selling it.

How do I know if I'm over-improving my home for my neighborhood? Look at what comparable homes in your area have sold for recently and what features they offered. If your planned improvements would push your home's price significantly above neighborhood comps, you may not recoup the investment. A comparative market analysis from a local agent can help you understand your neighborhood's price ceiling.

Should I make improvements myself or hire professionals before selling? Quality matters. Visible DIY work that looks unprofessional can actually hurt buyer perception. For cosmetic updates like paint, most homeowners can achieve professional results with care and preparation. For anything involving electrical, plumbing, or structural work, licensed professionals are typically recommended—both for quality and for avoiding liability issues.