Home Improvement Projects that Pay
So, you're ready to remodel? Thinking about redoing a room or adding on to your home? Whatever you do, don't get caught up in the myth that all home improvement projects will pay off. By far, the most common home improvement mistake is spending money on amenities that won't add value to the home. As a rule, improvements that increase the functional space of a home hold their value longer than ones that just make a house look better.
Kitchens are King
As the heart of the house, kitchens generally suffer the most wear and tear. Something as simple as replacing old cabinet hardware can really make a big difference. The most popular minor improvements include adding functionality with dual sinks and cooking stations, and cosmetic upgrades such as under-cabinet lighting and ceramic tile back-splashes on the countertops. Regardless of what kitchen improvements you decide to go with, be sure to select a classic design style and high quality materials. To add space in the kitchen area, you might want to consider a walk-in pantry or breakfast alcove. While these improvements can add up, they'll also be highly regarded by potential buyers.
Bathrooms are Your Best Bet 
Remember the days of living with just one bathroom? How on earth did you manage? While finding space to add a bathroom can prove tricky, if your home only has one bathroom, your best bet would be to add a second one. Adding an extra bathroom with all the trimmings all but pays for itself. Popular remodels include ceramic tiles, Jacuzzi bathtubs, skylights and vaulted ceilings. If a full-blown bathroom overhaul is too pricey, something as simple as just replacing the water fixtures can go a long way.
Favoring Family Rooms
While family rooms became popular after many American homes were built, the lack of one can be a deal-breaker for many house-hunters. That doesn't mean you necessarily have to add an extension onto your house, but you may face sacrificing other spaces in order to create one. Existing space can easily be turned into a family room. To enlarge smaller spaces, try lowering the floor, opening the ceiling or expanding out with large bay windows.
Bigger Bedrooms 
Bedrooms are always listed first in real estate descriptions for good reason: we spend nearly half our lives there. In recent years, master suites have become a hot real estate feature. If you are converting a bedroom into a master suite, try to locate the closet as a buffer between bedroom and bathroom, and enhance the suite effect with recessed lighting, sconces and built-in adjustable reading lights.
Home Office Tradeoffs
Home offices are a growing trend, especially in predominately professional neighborhoods. So why would adding a home office not be a good idea? Well, if you convert a bedroom in order to make that home office, it will no longer be considered a bedroom in a real estate listing; and that could adversely affect your asking price.
Swimming Pools Can Sink You
A swimming pool has no resale value at all. In fact, swimming pools actually repel more prospective buyers than they attract because of their expensive upkeep and liability. If you really must have that swimming pool, go ahead, but know that it will cost you.
Losing out on Landscaping
Ornate landscaping and fancy gardens are great for adding curb appeal, but will rarely affect the value of the home. Remember that landscaping is all about personal preference, and requires time and money to maintain — potential buyers won't pay up for them.
You're Better off with Basic Improvements
Fixing what you already have can be more important than making improvements. It may not be all that enjoyable, but basic improvements have the greatest return. Sure, you can have a magnificent master suite and brand new kitchen, but if your roof is leaking, you're in big trouble. If you're thinking of making any home improvements, be sure to tackle any problems with the home's structure or mechanical systems first. Proper maintenance, like updating plumbing and electrical systems, is where you'll get the most payback.
Consult the Professionals
You can't always make a decision about home improvements based solely on the financial aspects. You may need extra space for an expanding family or have a home improvement that just can't wait. On the other hand, if you're planning to sell and are considering making improvements in order to increase the selling price, do your homework first. What's important to you may not be important to a potential buyer. Talk to experienced realtors, builders, and other industry professionals about whether you're likely to make back the money you put into the improvements.