Quick answer (as of October 2026) In the Nashville market, small exterior jobs pay back the most. Zonda’s 2025 Cost vs Value report puts a steel entry door at 225% of its cost at resale, a garage door at 206% and a minor kitchen remodel at 106.5%. A major midrange kitchen gets back about 51%, and a midrange primary suite addition about 37%.
Somebody told you to redo the kitchen before you list. Look at the numbers before you write that check. In Nashville, a $78,867 kitchen remodel comes back at about $40,093 at resale. That’s $38,774 you don’t get back. A $4,055 garage door comes back at about $8,365.
I’ve sold real estate since 2013 and invested in it for more than 20 years, and I own a renovated historic house in Columbia, so I look at these decisions as an owner too. Here’s where I’d spend money in Franklin, Thompson’s Station, Spring Hill, College Grove and Nashville, and where I’d keep it.
What home improvements add the most value?
Exterior projects you can see from the street lead the list, and big additions trail it. These are the Nashville figures from the 2025 Cost vs Value report.
| Project | Job cost | Resale value | Cost recouped |
|---|---|---|---|
| Steel entry door replacement | $2,345 | $5,276 | 225% |
| Garage door replacement | $4,055 | $8,365 | 206.3% |
| Minor kitchen remodel, midrange | $27,280 | $29,043 | 106.5% |
| Fiber-cement siding replacement | $19,577 | $19,946 | 101.9% |
| Asphalt shingle roof replacement | $25,644 | $21,387 | 83.4% |
| Basement remodel | $44,660 | $35,823 | 80.2% |
| Bath remodel, midrange | $24,290 | $19,212 | 79.1% |
| Wood deck addition | $17,561 | $12,541 | 71.4% |
| Bathroom addition, midrange | $55,885 | $32,191 | 57.6% |
| Major kitchen remodel, midrange | $78,867 | $40,093 | 50.8% |
| Primary suite addition, midrange | $154,242 | $57,393 | 37.2% |
Data: Zonda 2025 Cost vs Value report, Nashville market, via JLC.
Those are market averages for a set project, and your house won’t match them exactly. The National Association of Realtors’ 2025 Remodeling Impact Report is more conservative, with a new steel front door recovering 100% of its cost. The two reports differ on size and agree on direction: small and visible beats big and custom.
Should you renovate before selling or sell as-is?
Renovate only when the work closes a gap between your house and the homes that just sold near you. If the sold homes in your subdivision have updated kitchens and yours doesn’t, a refresh can pay. If your house already matches them, more spending is mostly lost money.
Compare inside the right county, too. Spring Hill sits in both Williamson and Maury counties, and prices run very differently across that line. In September 2026, the median listing price was $1,155,000 in Williamson County and $493,850 in Maury County, per Realtor.com.
I’ll walk through your house for free and tell you what I’d do, what I’d skip and what it could mean for your price. If you want a number first, start with a home evaluation.
Is a kitchen remodel worth it before selling?
A smaller kitchen job usually is, and a full gut usually isn’t. The minor remodel in the Nashville report recoups 106.5% and the major one recoups 50.8%. An upscale major kitchen costs $154,995 and recoups 36.4%.
“Minor” still means $27,280 in that report, so don’t read it as a weekend project. Keep the layout, spend on what buyers touch and see, and get a real bid before you commit. In NAR’s report, 48% of Realtors said a kitchen upgrade raised buyer demand, so the room matters. The question is how much you spend on it.
Which repairs should you make before listing?
Fix anything that will show up as a problem on the inspection report. A roof at the end of its life or a failing HVAC system gives the buyer a reason to ask for money back or walk away.
A new asphalt roof recoups 83.4% in Nashville, so it doesn’t fully pay for itself. It can still be worth doing, because 43% of Realtors in NAR’s report said new roofing raised buyer demand and 37% recommend it before listing. If you’d rather not replace it, get a written quote and we’ll price the house with that in mind.
What’s the cheapest update that helps a house sell?
Paint. In NAR’s report, 50% of Realtors recommend painting the entire home before listing, and 41% recommend painting a single interior room. Start with the room that photographs worst.
After that, clear out and clean. I also use AI staging images in listing marketing and can coordinate a stager for you. My home staging tips walk through what to do room by room.
Is it worth adding a bathroom or a primary suite?
Only when your house falls short of the homes around it. A midrange bathroom addition costs $55,885 and recoups 57.6% in Nashville. A midrange primary suite addition costs $154,242 and recoups 37.2%.
If nearly every comparable home has three bathrooms and yours has two, the addition may help you sell. If you’re adding one to stand out, you’ll likely pay for most of it yourself.
What should you check before you start?
Check three things before you order materials:
- Your HOA. Many Middle Tennessee subdivisions require approval for exterior changes, including paint colors and doors. Read your covenants first.
- Historic rules. Inside a local historic zone, exterior work can require a certificate of appropriateness before it starts. Columbia’s Historic Zoning Commission has its own application. Call the city’s planning office first.
- Your receipts. IRS Publication 523 says improvements add to your home’s basis, which can lower a taxable gain. Repairs and maintenance, such as painting, generally don’t. If you meet the ownership and use tests, you may be able to exclude up to $250,000 of gain, or $500,000 for a married couple filing jointly. Talk to a tax professional about yours.
Tax figures on this page are the federal rules as published for 2026 and are for planning only. I am a licensed Realtor (TREC 369038), not a tax professional or a lender. Confirm your own situation with a CPA, and any borrowing limit with your lender, before you rely on a number.
Frequently asked questions
Which renovations increase home value the most?
In Nashville’s 2025 Cost vs Value figures, a steel entry door recoups 225% of its cost, a garage door 206.3% and a minor midrange kitchen remodel 106.5%.
Do home improvements raise value dollar for dollar?
Most don’t. In the Nashville report, a midrange bath remodel recoups 79.1%, a basement remodel 80.2% and a midrange major kitchen 50.8%.
Is a new roof worth it before selling?
A new asphalt roof recoups 83.4% in Nashville, so it rarely pays for itself. If yours is at the end of its life, replacing it or pricing for it protects the sale.
Should I renovate or sell as-is?
Renovate only to close a gap with recent sales in your subdivision. If your house already matches them, put your money into paint, cleaning and repairs.
Before you spend a dollar
Let me walk through your house first. It’s free, and you’ll know what’s worth doing before you pay a contractor. DM, text or call 615-392-1186.
