If you are thinking about selling in the next twelve months, here is the question we get asked most: should I renovate before listing? The answer, almost always, is "a little, in the right places, and probably less than you are planning." The trick is knowing where the dollars actually come back. The Zonda 2025 Cost vs. Value Report tracks 23 common projects across 150 U.S. markets, and the 2025 results are striking. Curb appeal dominates. Interior overhauls disappoint. Here is what the data says, what we see in Central PA specifically, and how to spend smart before you list.
The 2025 ROI Top 5 (national averages)
| Project | Avg. Cost | Resale Value Added | ROI |
|---|---|---|---|
| Garage door replacement | $4,672 | $12,500 | 268% |
| Steel entry door replacement | $2,435 | $5,270 | 216% |
| Manufactured stone veneer | $11,287 | $17,291 | 153% |
| Minor kitchen remodel (midrange) | $27,492 | $31,066 | 113% |
| Siding replacement (fiber-cement) | $22,093 | $19,361 | 88% |
Source: Zonda 2025 Cost vs. Value Report. National averages; regional figures vary.
1. Garage door replacement (268% ROI)
For the second straight year, a garage door replacement is the highest-returning home improvement project in America. Why? Garage doors take up 30% or more of a typical home's street-facing facade. A dented, off-track, or sun-bleached door pulls down the entire curb appeal of the home. A new insulated steel door instantly adds back what bad-curb-appeal silently subtracts.
Central PA context: Most homes in Chambersburg, Carlisle, and Greencastle built before 2000 have older steel or wood doors that look tired even when they function. A new insulated 16-foot door runs about $1,500 to $3,500 installed at local installers like Overhead Door of Chambersburg or Hagerstown Garage Doors. We have seen this single $2,500 spend turn into $7,000 to $10,000 of higher offers, especially when the home presents otherwise well.
Do this if: Your door is more than 15 years old, has visible dents, sun-bleaching, or is wood and not aging gracefully.
2. Steel entry door replacement (216% ROI)
Right behind the garage door is the front door. JLC's 2025 data shows a steel entry door replacement at about $2,435 cost and $5,270 in resale value added — a 216% return.
For under $3,000, you replace a worn, drafty, or dated front door with something that says "this house is cared for" the moment a buyer walks up. The psychological effect of a fresh, solid front door at the moment of first impression is hard to overstate.
Central PA context: Many older homes in downtown Chambersburg, Mercersburg, and Carlisle have original wood doors that absolutely belong on a historic home and absolutely should NOT be replaced with a generic steel slab. If your home has historic character, refinishing the existing door (sand, prime, paint a sharp color, replace hardware) costs $300 to $600 and produces a similar visual impact without destroying the home's character.
3. Manufactured stone veneer (153% ROI)
Adding manufactured stone veneer to a portion of the front facade returns 153% on average. This is for homes with plain brick or vinyl siding fronts where adding partial stone creates visual interest and a more upscale appearance.
Central PA context: Less common in this region than in newer suburbs of Maryland and Virginia, but increasingly popular in newer Chambersburg developments. If your home is 1990s or newer with a vinyl-and-brick mix and the front feels flat, a partial stone veneer accent on the porch columns or below the front bay can be transformative. Expect $8,000 to $14,000 installed.
4. Minor kitchen remodel (113% ROI)
This is the surprise. Not a full kitchen remodel; a minor one. The Zonda definition: cabinet refacing or painting, new hardware, a new faucet, possibly a new countertop if your existing one is laminate, fresh paint on walls. Spend $3,000 to $5,000, not $30,000 to $50,000.
The 2025 report shows the minor kitchen remodel at about 113% ROI. It is the only interior project in the top five highest-returning improvements. The full midrange kitchen remodel returns about 56%. The major upscale kitchen remodel? Closer to 40%. Buyers like a fresh kitchen, but they do not reward you for spending $50,000 on one.
What to actually do in a Central PA minor kitchen refresh:
- Paint cabinets in a soft white, warm white, or two-tone (white uppers, navy or sage lowers): $1,200 to $2,500
- Replace cabinet hardware with brushed brass or matte black: $200 to $500
- Replace faucet with a single-lever pull-down: $200 to $400
- If your countertops are laminate or worn Formica: replace with quartz remnants or budget granite: $1,800 to $3,500
- Paint walls in a neutral: $300 to $600
Total: about $4,000 to $7,500. Adds an estimated $9,000 to $15,000 to perceived home value at sale.
5. Siding replacement (88% ROI)
If your siding is faded, dented, or visibly aging, replacement returns 88% nationally for fiber-cement and 80% for vinyl. These are not money-makers — they are objection-removers. A buyer who sees aging siding adds it to their mental list of upcoming expenses. Removing it before listing prevents a price reduction conversation later.
Central PA context: Many homes built in the 1970s and 80s have aluminum or early vinyl siding that is now end-of-life. If yours falls in that category, plan on $12,000 to $25,000 for full replacement. Consider whether the home will support the higher price post-improvement; in lower-priced neighborhoods, a power wash and minor patching may serve better.
6. Vinyl window replacement (65 to 79% ROI in Mid-Atlantic)
Aging single-pane or fogged double-pane windows are a buyer red flag. They suggest deferred maintenance and high utility bills. Vinyl window replacement returns 65 to 79% in the Mid-Atlantic region per JLC's regional breakdown.
It will not return 100%, but it removes an objection from the buyer's list. In a slower market — and 2026 has been more buyer-friendly than 2022 was — that matters.
Central PA context: If your windows are obviously fogged between the panes (a sign of failed seals on double-pane glass) or if any sashes are stuck shut, fix or replace before listing. Buyers absolutely test windows during showings. Fogged glass is a $400 to $800 per-window replacement; a full ten-window project runs $5,000 to $9,000.
7. Roof replacement (61% ROI, but bigger story)
Roof replacement returns 61% on average. That sounds underwhelming until you realize: an aging roof is one of the most common deal killers in inspection negotiations. If your roof is 18+ years old, you are usually better off replacing it before listing or offering a credit at closing rather than letting the buyer's inspection report dictate the conversation.
Central PA context: Asphalt shingle replacement runs $8,000 to $18,000 for a typical Chambersburg-area home. Local roofers we have used include Pohanka Roofing and several small independents; we are happy to make introductions. If your roof is 12 to 17 years old, leave it alone and disclose age. If it is 18+, consider proactive replacement.
8. Interior paint (no Cost vs. Value listing, but huge in our experience)
Interior paint is not a tracked Cost vs. Value project because the variability is too wide. But every selling agent we know agrees: fresh, light, neutral interior paint in the main living areas is one of the highest-return moves a seller can make.
Painting the main floor (living room, dining room, hallways) in a warm white or soft greige typically costs $1,500 to $3,000 in Central PA. Add another $300 to $600 for ceiling touch-ups and trim. Buyers walk into freshly painted rooms and immediately feel "this home is move-in ready." The opposite is also true — yellowed, scuffed, or aggressively colored walls signal "this needs work" before the buyer has even read the listing details.
Stay away from accent walls and bold colors. Save those for after you are settled in your next home.
9. Curb appeal basics (the cheapest, highest-ROI move)
Mulch, shrub trimming, a power-washed driveway and walkway, dead branches removed, a new welcome mat. $200 to $500 of supplies and a half day of work. We have seen this combine with a $400 paint job on the front door to add $5,000 to $10,000 in higher offers.
Specific Central PA curb appeal checklist:
- Replace the welcome mat ($30)
- Power wash the driveway, walkway, and porch ($150 to $300 if you hire it; rent for $40)
- Trim shrubs to below window height; remove anything overgrown or dead
- Add fresh mulch (2 to 3 yards covers most front beds, roughly $80 to $150)
- Plant or pot 1 to 3 flowering plants for color (about $40)
- Repaint the front door (or replace it; see #2 above)
- Make sure house numbers are visible and modern
- Update the porch light fixture if it is dated ($60 to $150 for a respectable replacement)
What does NOT pay back
The 2025 Cost vs. Value data is also useful for what it tells you NOT to do:
| Project | National ROI | Verdict |
|---|---|---|
| Major upscale kitchen remodel | ~38-45% | Skip unless you'll enjoy it for 5+ years |
| Midrange bathroom remodel | ~70-85% (Mid-Atlantic) | Money-loser; touch up instead |
| Upscale bath remodel | ~50-60% | Significant money-loser |
| Bath addition | ~50-60% | Skip unless your home critically lacks bathrooms |
| Master suite addition | ~50-60% | Skip pre-sale |
| Sunroom addition | ~45-55% | Significant money-loser |
| Backyard cottage / ADU | ~50-65% | Maybe in the right neighborhood |
| Pool installation | ~25-50% (regional) | Major money-loser in PA |
The Central PA appreciation context
Cost vs. Value reports are national and regional averages. Local market dynamics matter. Franklin County's median sale price is up about 7.7% year over year, and Chambersburg specifically jumped 13.9% year over year. In an appreciating market, even modest improvements compound.
But the reverse is also true: in a softening market, over-improving is even more punishing. The cardinal rule is to spend money where it removes objections, not where it adds luxuries.
The neighborhood ceiling rule
Every neighborhood has a price ceiling. If homes on your street top out at $400,000, a $50,000 upgrade that pushes your asking price to $475,000 will not appraise. The market caps you regardless of what you spent. Before any major project, ask: what are the highest comparable sales in my exact neighborhood in the last 12 months? That is roughly your post-renovation ceiling. If your renovation cost plus your home's current value exceeds that ceiling, you are over-improving.
The honest summary
The data is clear. Curb appeal projects (garage door, entry door, paint, landscaping) consistently pay back at 150 to 270%. Minor cosmetic refreshes (kitchen, paint, fixtures) pay back at 90 to 115%. Big remodels and additions almost universally lose money on resale.
Before you spend a dollar, get a pre-list walkthrough. We do these free for sellers, and 80% of the time we tell people to spend less than they were planning, on different things than they were thinking. The right $3,000 in paint and curb appeal almost always beats the wrong $30,000 in kitchen tile. Reach out when you are getting close to listing and we will walk through with you.