Top 5 Home Improvement ROI Projects That Deliver Real Value
Home improvement ROI is the question behind almost every project we quote: if I spend this, how much do I get back? The real answer changes every year, and some of what homeowners have heard about it is simply out of date.
So we went to the source. Below are the 2025 Cost vs. Value figures for our region, a leaderboard you can flip between Ohio and national numbers, the top five exterior projects as plain receipts, and the corrections to what this post used to say.
The Home Improvement ROI Leaderboard
Cost recouped at resale in 2025, from the East North Central and national Cost vs. Value reports. Flip the switch to compare our region with the country. The thin line marks 100%: anything past it returned more than it cost.
“Ohio region” is the East North Central division, which includes Ohio and its neighboring Great Lakes states. “We install” marks the projects Thrush & Son handles. Garage doors, kitchens, and wood windows are shown for comparison.
How Home Improvement ROI Is Calculated
Cost Vs. Value measures one thing: the share of a project’s cost that shows up in the home’s resale value. Real estate professionals estimate how much a finished project adds to the sale price, and that figure is divided by the average job cost. The result is the home improvement ROI percentage you see quoted everywhere.
Take the steel entry door. In our region, the average job cost $2,339 and added an estimated $5,494 in value. Divide the second number by the first and you get 235%. Anything over 100% means the project returned more than it cost at sale time.
That makes home improvement ROI a useful compass, but not a guarantee. The report uses a standard house and a standard scope of work, so your own number will move with a few things.
- Your neighborhood. A project that matches nearby homes tends to hold value better than one that outpaces the street.
- Condition. Replacing a failing roof or rotting siding protects value buyers would otherwise subtract.
- Timing. The closer to the sale, the more the resale number matters.
- Workmanship. A clean install with a strong warranty is what buyers and inspectors actually see.
The Top 5 Exterior Projects for Home Improvement ROI
These are the five projects we install that recoup the most in our region, ranked by 2025 cost recouped. Every number is a regional average, so treat them as a guide, not a promise.
Steel entry door
The cheapest project on the list returns the most home improvement ROI. A new steel door changes the first thing every buyer touches, and it tightens up drafts and security too. Explore our entry doors.
Manufactured stone veneer
A band of stone on the front of the house adds texture and a custom look. We install CertainTeed stone cladding, usually as an accent at the entry, a wainscot, or a gable. Because it covers a small area, the job stays modest while the home improvement ROI stays high, and it pairs well with new siding or a new door when you want one finished look from the curb. Explore our stone cladding.
Vinyl window replacement
Windows deliver home improvement ROI twice: at resale and every month on the energy bill. Our region recoups more on vinyl windows than the national average of 75.5%. Explore our replacement windows.
Vinyl siding replacement
New siding resets the whole look of the house and ends the paint-and-patch cycle. It’s a big visual change buyers notice from the street, and its home improvement ROI has stayed steady for years. Explore our vinyl siding.
Asphalt shingle roof
A roof rarely wins a beauty contest, but a worn one can sink a sale. Buyers and inspectors look at the roof first, which is why it protects value more than it adds it. Explore our roofing.
What Changed in Home Improvement ROI Since Our First Version
The 2025 version of this post leaned on older estimates. Here’s what it said, and what the current numbers show for our region.
| Project | We used to say | 2025, Ohio region |
|---|---|---|
| Steel entry door | 235% | |
| Vinyl windows | 81.3% | |
| Vinyl siding | 80.4% | |
| Asphalt shingle roof | 69.2% | |
| Metal roof | 45.9% | |
| Minor kitchen remodel | 101.2% |
The biggest miss was metal roofing. A metal roof is a long-life, high-performance choice, but at $47,473 on average in our region, it recoups far less at resale than asphalt shingles. That doesn’t make it a bad choice; it makes it a choice for people staying put. Compare both on our metal roofing and roofing pages, and see how to read a quote in roofing estimates.
Kitchens are on the list for context only. We focus on the outside of the house: roofing, siding, windows, doors, and gutters.
Home Improvement ROI Beyond the Resale Number
Resale percentages assume you sell soon after the work, so they only tell half of the home improvement ROI story. Most of our customers don’t. For them, the return arrives every month in ways a sale price never shows.
Lower energy bills
ENERGY STAR estimates that Northern-zone homes save $568 a year on average replacing single-pane clear glass, per its 2023 savings estimates.
Coats of paint
Vinyl siding and vinyl windows end the scrape-and-paint cycle. See vinyl vs. wood windows for 20 years of upkeep side by side.
Impression
A new entry door or stone accent changes how the house feels every time you pull in. Our Your Home’s Centerpiece post shows how to get there on any budget.
Fewer surprises
A sound roof and tight windows head off the leaks and drafts that turn into bigger bills. Not sure where to start? Walk through Need New Windows.
Home Improvement ROI Questions, Answered
What Miami Valley homeowners ask us most about getting their money back.
What home improvement has the highest ROI?
In the 2025 Cost vs. Value report, garage door replacement ranks first nationally at 267.7%, followed by a steel entry door at 216.4% and manufactured stone veneer at 207.9%. In the East North Central region, which includes Ohio, a steel entry door recoups 235%.
Is a metal roof a good ROI?
Not at resale. In 2025, a metal roof recouped 45.9% in our region and 50.1% nationally, versus 69.2% and 67.5% for asphalt shingles. Metal makes sense for longevity and looks, not for a quick payback. See our metal roofing page to compare.
Do new windows pay for themselves?
Partly. Vinyl windows recouped 81.3% at resale in our region, and ENERGY STAR estimates $568 a year in savings when Northern-zone homes replace single-pane glass. Run the numbers in Top 5 Reasons to Invest.
Does home improvement ROI matter if I’m not selling?
Yes, just differently. Home improvement ROI for people who stay is measured in comfort and savings. If you’re staying, the return shows up as lower bills, less maintenance, fewer surprises, and a home you enjoy. Resale percentages are one piece of the picture, not the whole thing.
Are these numbers specific to Dayton?
They’re for the East North Central region, which covers Ohio and its neighboring Great Lakes states. Your actual return depends on your home, your neighborhood, and the quality of the work.
Get a Receipt Before You Spend a Dollar
We’ll walk your home, tell you which projects make the most sense for your goals, and give you a written, line-item quote with no pressure to sign that day. Want to see the options first? Try colors in our Exterior Design Center, compare siding in Siding for Your Home, browse our project gallery, or ask about financing.
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