HomeGain 2009 Top 12 Home Improvements Survey Results

Posted by: Jessica Gopalakrishnan on November 4th, 2009

Due to popular demand from the real estate community, HomeGain.com regularly conducts its nationwide home improvement and home staging Home Sale Maximizer™ survey. Past findings from the survey have been a guide for thousands of home sellers in preparing their home for sale.image_cropped_hsmwoman

HomeGain recently conducted a new survey of top 12 low cost*, do-it-yourself (DIY) home improvements for people getting their home ready to sell.  Nearly 1,000 REALTORS® responded to the survey.

The top five nationwide home improvements that Realtors recommend to home sellers, based on average cost and return on investment (ROI) to sellers, are:

  1. Cleaning and de-cluttering ($200 cost / $1,700 price increase / 872% ROI / 98% recommended)
  2. Home staging ($300 cost / $1,780 price increase / 586% ROI / 82% recommended)
  3. Lightening and brightening ($230 cost / $1,300 price increase / 572% ROI / 95% recommended)
  4. Landscaping ($320 cost / $1,500 price increase / 473% ROI / 94% recommended)
  5. Repair Plumbing ($385 cost / $1,250 price increase / 327% ROI / 88% recommended)

Costs are averages and rounded up. For ranges of values, see chart 1 below. For actual price increase, see chart 2 below.


Cleaning and de-cluttering continues to  rank as the top suggested home improvement (since the survey was originally conducted in 2003). This low cost home improvement is recommended by 98% of Realtors and costs less than $200 but has a returning value of nearly $1,700 to the home’s sale price, or an 872% return (ROI).

“Inexpensive cosmetic home improvements and basic improvements greatly enhance the value of the home,” stated Carol Wilson of Carpenter Real Estate in Indianapolis, IN (AgentEvaluator member since 1999).

In 2007 survey results, Lightening and Brightening had the second highest ROI followed by Home Staging. Two years later, Home Staging overtakes Lightening and Brightening.

“Many Realtors agree, especially in a buyer’s market, that sellers who make these recommended home improvements often get their homes sold faster and at  higher prices,” stated Louis Cammarosano, General Manager at HomeGain. “We have customized our Home Sale Maximizer online home improvement tool to help identify and prioritize the projects that can increase the salability and selling price of your home.”

Rounding out the top 12 DIY home improvements are:

  • 6. Update  electrical ($400 cost / $1225 price increase / 310% ROI / 89% recommended)
  • 7. Replacing or  shampooing carpets ($300 cost / $1420 price increase / 586% ROI / 82% recommended)
  • 8. Painting interior walls ($700 cost / $1770 price increase / 250% ROI / 94% recommended)
  • 9. Repair damaged floors ($650 cost /$1600 price increase / 250% ROI / 91% recommended)
  • 10. Update kitchen ($1200 cost / $2850 price increase / 237% ROI / 69% recommended)
  • 11. Paint outside of home ($900 cost / $1815 price increase / 200% ROI / 81% recommended)
  • 12. Update bathroom/s ($830 cost / $1430 price increase / 172% ROI / 70% recommended)

Try the Home Sale Maximizer Tool below:

Get the Home Sale Maximizer widget for your website by clicking here.

In comparison to the 2007 survey results, the top five home improvements were the same, except that Lighten and Brighten and Stage home for sale were flipped for second and third top home projects.


The home improvements with the highest price increases to a home’s resale value is Updating the Kitchen ($2,850 price increase), followed by Painting the Outside of the Home ($1,815 price increase) and Home Staging ($1,780 price increase).

Home Staging is the second most valuable home improvement project to a seller when it comes to selling a home by ROI and third most valuable by price increase, according to surveyed Realtors. See additional analysis on Home Staging. Check the HomeGain Real Estate Blog regularly for updates.


Surveyed REALTOR® commentary:

“You have said it all, clean, de-clutter, clean your carpets, clean up the outside, de-weed, and make beds, etc.  and a clean bright homes sells.” – Konnie Shaw, RE/MAX Platinum, Howell, MI, AgentView agent

“In this market price is the most important factor — but when so many REO’s are dirty and have dead lawns, it’s important to fertilize the yard & trim, and to have inside neat & clean. Big remodels aren’t wise — better to keep price low.” – Allison White, Realty World, Auburn, CA

“Homes in move-in condition sell faster and for more money than homes that need updating, new carpets and paint. Cluttered homes are definitely a turn off to most buyers.” – Terry Lohrbeer, Long and Foster Real Estate, Doylestown, PA

“Most of the things on the list above is what I recommend. It does not add much value because in this market just to compete with other active listings you need to have all these things done.” – Corine Holland, ProFlex Realty, Midlothian, VA

“Today’s buyer is looking for the ‘Best Bang for the Buck’.  So it is necessary to get your home to the best selling condition possible AND price accordingly to be the home that is chosen amongst the competition.  With proper marketing, and preparation, there is a great pool of buyers for nearly every property.” – Steven Bond-RE/MAX Results-Provo, UT www.UtahFeaturedHomes.com

“First impressions are huge!  I recommend simple, cost-effective landscaping improvements (mow,de-weed, mulch in the beds, trim the shrubs & trees), especially out front.  A crisp, sharp-looking yard is a sign of how the home is maintained as well.” -David Hooker, John Horton Realty, Austin, TX, AgentEvaluator Platinum Club agent

“In the Mid-West, we have Buyers that want ‘move- in’ ready and spotless homes. The homes that are picture perfect sell faster and for top dollar in their market.” – Christine Moscinski, Realtor & ‘HouseHunter’ eHouseHuntOnline.net, GOBBER GMAC REAL ESTATE Chicago’s Western Suburbs

“In today’s market, home improvements made before putting a home on the market usually results in the home selling faster, not necessarily adding a great deal of value to the selling price. Market appeal is critical. Often times, a clean, well organized home with client staging is the one that sells.”  – Ann Howell, Windermere Real Estate, Prescott, AZ

“Many of these are positive influences that make a house sell faster, rather than big monetary gains (except for staging, which is both time and money enhancing.)” – Betty Custer, Keller Williams Realty, Westborough, MA

“Bringing the home up to FHA standards is critical and cosmetc cam generate an extra 10K in value.  Buyers right now want lower prices.” – Diane Varni, RE/MAX Allegiance, Woodbridge, VA, AgentEvaluator Platinum Club agent

“I prefer my clients de-clutter and possibly paint a very obnoxious colored wall if possible but in our market the staging doesn’t affect the sale as much as lowering the price b/c of appraisal issues.  They can improve the house as much as they want but if it’s only going to appraise for x amount of dollars either way b/c all the homes homes didn’t have these improvements then why try to spend y amount of dollars on improvements that (a) the buyers will not like and would have preferred to do themselves or (b) you won’t be able to get back b/c the house is already priced as high as the appraisal will allow?  Staging has worked well for me previously in better markets, but in our area today the price rules and do it DIY’ers are preferring to buy cheaper and do the work themselves for some instant equity.” – Charles Burgess, Washburn Real Estate, Rutherfordton, NC

“Get the furnace cleaned, inspected, and certified.  Same goes for the roof. Finishing off the basement when able.  Just laying down a wall to wall carpet or finishing off a small space can add value while costing a small amount to Seller.” – Effy Lamp, Long and Foster Real Estate, Phoenix, MD

“A home that is in move in condition is still selling faster and higher than the basic improvements cost even in this market.” – Eva Burns, RE/MAX Professionals Select, Naperville, IL, AgentView agent

“Focus on clean and de-clutter, inside and out.  I recommend that home owners rent temporary storage to hold excess furniture and stuff in closets.  Everything possible to make home appear larger and more spacious.” – Greg Fowler, Lake Highlands Property, Dallas, TX, AgentEvaluator member

“Making your home look like a model home with neutral paint, updated flooring, and updated light fixtures can get you a 150% return on your money. You always can tell when a house was built if it has the old original light fixtures.” – Jami Van Den Bogaert, Keller Williams Realty, Springfield, MO, AgentEvaluator agent

“Repair any other deficient maintenace items, like clean gutters, rake leaves from flower-planting beds, clean windows, make house smell good.” -Jay Kaiser, Fisher Realty, Brevard, NC

“Make sure their light fixtures sparkle, switch plates are fingerprint free, and replace their front door kickplate, door handle lock, and deadbolt.” – Kyle Davis, RE/MAX Select Properties, Ashburn, VA

“I recommend my clients update all light fixtures/ fans / and inside door handles that match (brushed nickel or oil rubbed bronze) if needed.” – Kimberly Coffey, Harbour Pointe Realty, Montgomery, TX, BuyerLink agent

“Service Furnace or Boiler, Straps on Water Heater, Clean or replace entry door, Check for missing shingles, fence posts, take summer photos if selling in the winter.” – Peggy Kelly, Dynamic Properties, Anchorage, AK

“In my opinion the above do it your self may not add value but will certainly make the house more attractive compared to the competition. De cluttering is very important, A clean house an inviting house.” – Purnima Talwar, Keller Williams Realty, Englishtown, NJ

“I would recommend landscaping front yard.  Curb appeal is vital if not buying a fixer.  Simplicity and neatness are fine.  If plumbing and wiring are not visably in good shape, they will worry to msny buyers far too much; they must be fixed.  If such defects are found by home inspectors, the home seller will most probably have to fix them in order to complete te sale In this area double pane windows are definitely a must unless price is very cheap.” – Norma Stone, Coldwell Banker Legacy, Albuquerque, NM

“Carpet replacement is the number one easiest way nothing says ‘buy me’ like the smell of new carpet, and a ‘carpet allowance’ doesn’t work.  Staging and decluttering next most important. And board the animals at Grandmas while you are on the market!”

“I usually take them to the curb and have them walk me inside. We look at the doors, walkways, etc. to have curb appeal and then the first impression when the door opens. I like them to give a cosmetic allowance if carpet/flooring/windows need work as that induces the buyer to pick their own and they seem to be happy with that. I do recommend that they paint any garish colors and neutralize the house. I used to be an REO director and I used to say I was ‘vanilla ing’ the house.”

“Keep pets and litter boxes out of sight. Do not smoke in the home…if it is still present, have it treated with Ionization to remove the smoke, remove and clean window treatments and slipcovers and air out the home.”

“Clearing and organizing spaces such as: closets, attic and garage spaces can make a big difference to how a home shows.” (East)

“Brightening, cleaning and updating will add more value because it is what the buyer will see first that makes them want to buy the property.” – Karen Harrison RE/MAX of Orange Beach  www.karensgulfproperties.com

“Sellers need to understand that improvements should be made to a home for their comfort and enjoyment not for ‘higher’ resale value. The market sets the price and sellers are still not reasonable with pricing – ‘My house is better (aka worth more) than my neighbor’s because I added this and changed that – that isn’t always the case.” – Scott Koltz , Broker Associate , Keller Williams Success Realty in Barrington, IL

Additional survey results taken from Realtor comments:

Clean and Declutter:

    • 9 Realtors recommend fixing doors and/or door knobs (3 East, 1 Mid-West, 4 South, 1 West)
    • 11 Realtors recommend washing windows (5 Mid-West, 2 South, 3 West, 1 East)
    • 5 Realtors recommend updating and/or cleaning window treatments (2 Mid-West, 2 South, 1 East)
    • 7 Realtors recommend inspecting and/or fixing roofs (1 East, 3 Mid-West, 2 West, 1 did not leave a Region)
    • 8 Realtors recommend removing all traces of pets (6 West, 2 Mid-West)
    • 5 Realtors recommend removing odors or improving smell of homes (2 South, 2 West, 1 Mid-West)
    • 3 Realtors recommend cleaning the chimney (3 East)

Home Staging:

    • 4 Realtors recommend having fresh flowers (3 South, 1 East)
    • 6 Realtors recommend depersonalizing the home by removing photos and personal items (4 South, 2 Mid-West)

Lighten and Brighten:

    • 9 Realtors recommend fixing or installing new light fixtures (3 South, 2 East, 4 Mid-West)

5 Realtors recommend servicing furnaces (2 East, 3 West)

*The term “low cost” is defined as less than $5,000.

Average price of a home in areas where Realtors were surveyed? 85.9% of homes were priced under $350,000.






Definitions of Home Improvement categories:

Cleaning and de-cluttering: Remove personal items; wash and clean all areas of inside and outside of house; freshen air; remove clutter from furniture, counters and all areas of the home; organize closets; polish woodwork and mirrors. See complete cleaning checklist.

Home staging: Add fresh flowers; removing personal items; reduce clutter; rearrange furniture; add new props or furniture to enhance room/s; play soft music; hang artwork in walls. See complete staging checklist.

Lightening and brightening: Open windows; clean windows and skylights inside and outside; replace old curtains or removing curtains; remove other obstacles from windows blocking light; repair lighting fixtures; make sure window open easily. See complete lighting checklist.

Landscaping: Front and back yards; add bark mulch; rake and remove leaves, branches and debris; plant bushes and flowers; add planters and hanging plants; mow grass; water lawn and plants; remov weeds and dead plants; manicure existing plants; any yardwork that improves the curb appeal of a home. See complete yard checklist.

Repair Plumbing: Update leaky or old faucet spouts and handles; repair leaks under bathroom or kitchen sinks; laundry room pipes; toilets should be in good working condition; remove mildew stains. See complete plumbing and electrical checklist.

Update  electrical: Update electrical with new wiring for modern appliances and/or Internet and other audio/visual equipment requested in homes today; door bell should work; service sprinkler systems; fix lights and outlets that do not turn on; replace old plug points with new safety fixtures. See complete plumbing and electrical checklist.

Replacing or  shampooing carpets: Steam carpet thoroughly; replace worn carpet; securing carpets to floor; eliminate creaks in floors under carpets by driving nails into creaky area (through carpet).

Painting interior walls: Fresh coat of paint in rooms throughout the house; remove dated wallpaper; whitewash dark paneling; paint front door; have leaks repaired and watermarks covered. See complete interior painting checklist.

Repair damaged floors: Patch, repair or replace hard wood floors; clean and wax linoleum; replace missing tiles; re-grout tile floors; eliminate creaks in floors. See complete floors and carpet checklist.

Update kitchen: Updating moderately priced appliances like microwaves, dishwashers, stoves; repair damaged counter tops; fixing cupboard doors; repairing broken shelving or pantry; fix hardware like doorknobs and cabinet handles; repair any water damaged surfaces or areas; garbage disposal should work properly; retouching with paint if needed. See complete kitchen and bathroom checklist.

Paint outside of home: Fresh coat of paint around exterior of home and garage; paint shutters; paint window ledges; repairing damages to chimney; paint or re-stain fence. See complete exterior painting checklist.

Update bathroom/s: Update moderately priced bathroom fixtures; sink; toilets should function properly; fix leaky faucets; repair shelving and towel racks; add new towels and mats; repair vanities and mirrors; clean sliding glass shower doors; replace shower curtains; re-grouting tiling. See complete kitchen and bathroom checklist.


HomeGain received survey responses from nearly 1,000 real estate agents in each of the U.S. regions. All agents might not necessarily agree on the same pre-sale strategy. See “% of agents recommending” column above. Differences of opinions may vary based on the climate of the market, region of the country or condition of the home in question. The percentage of agents that agree on the positive impact of a particular pre-sale activity is summarized here.

Home Sale Maximizer Home Improvement Tool:

If you are preparing to sell your house, Home Sale Maximizer can help identify and prioritize the home improvement projects to focus on to increase the saleability and selling price of your home. Home Sale Maximizer is a free, quick and easy-to-use tool for homeowners, and it’s also a great resource for real estate agents to provide to their home seller clients.

See the  HomeGain Home Improvement Survey Press Release

View the top 9 GREEN Home Improvements




52 Comments on “HomeGain 2009 Top 12 Home Improvements Survey Results”

Tony Sena

I would have thought cleaning the carpets would have been in the top 5. Nothings worse than walking into a home with dirty carpets.

Debby Puckett

Thank you for updating this for our clients and homeowners that will be placing their properties on the market. STAGING is very important in this market where there are more homes in competition with yours, so pay attention to details because your potential buyers will.

Susan J Smith

Thank you so much for running this study annually! $300 for Home Staging for a 586% ROI is a no-brainer!

Home Stages Designs

Fabulous survey, thank you for posting. We offer Certified Home Staging Training at our site for those interested in coming into this industry!

Pat Shankle

Very excited to see this survey. Sellers have control over 2 things: Price and Condition — wouldn’t you want to do everything possible to get the most for your home and sell it more quickly. Georgia Home Staging

Matt Foster – Denver Real Estate

De-cluttering is key. I’ve walked into too many showings where the house needs a clean sweep. It’s too big of a red flag for most home searchers.

Eric Bryan

I think this survey really sums it all up, and very accurately. Decluttering is very important to the presentation of the property. It is difficult for homeowners to view thier personal items as clutter and so may neglect this part of the marketing process. However, I believe that the Property Staging these days includes decluttering, lightening & brighting, and the recommendations of minor repairs and finshes. We can see the impact property staging has when it is done properly, and by a qualified stager.

David Stahlecker

Admittedly, I am biased. I have my own cleaning company. We market heavily to Realtors and their clients. We have been saying the very same thing this article is and yet when we go to open houses and we see dirt and clutter. Can anyone tell me why Realtors are uncomfortable suggesting to their clients that they clean and declutter?


Well, for the most part, I would agree. The increase in % return is highly inaccurate, yet, the main points given are the top to do. Anyone notice the order given? Spot on; Clean and decluter. We sold a house a few months past in LA County, CA. Using these tools, and a few personal trade secrets(Money for Honey) we were both blessed with a sale on the 7th day and a hundred K over market value. Since then, gee why, that market has gone up.

Another point not mentioned. Do not in any way nor form do nor add anything ecklic or unusual. Waste of time and money, when selling.

Jared, new house paid for in cash, but what the Hell do I know as the other hot blowhorts know it all. LOL add ~~


Where did you find these costs for improvements? Must have been a 1940 list of cost. Get real.


This Article is a joke you cant upgrade a kitchen for 1500 dollars..update the electrical of 400 dollars???????????? huh>?>> this is a joke. Ive been doing upgrades for 30 years… I know pricingand these are way off and the list is out of order. duh painting and cleaning are first!!!
Who are the dopes that write this crap?

Drew Abussell

If you may think that it needs to be fixed right away, it probably does. Fixing the roof requires you to be fast enough and efficient so as not to last too long in the scorching heat. You might get a splitting headache the moment you are done with it but as long as you can do it when there is not too much sun, then you are just going to be fine.

Anbud på måleri projekt

In real estate business home improvement survey and need for home improvement can not denied. Because both of them want to have some ting good…nice post.


We spent around $1000 updating our living room with new color, carpet and two new fanimation fans. Do you think we spent wisely?

Home Security

Fantastic information about Home improvement. thanks for share valuable thoughts and information. Learn more from Walker home security how secure your home.

deck tiles

In real estate business home improvement survey and need for home improvement can not denied. Because both of them want to have some ting good…nice post.


Good survey, a lot of plumbers and other tradesmen can benefit from a telephone answering service

carpet cleaning vancouver

Thanks for all your great posts. I will keep an eye on your labor law blog as usual~~

That would be the good article certainly made this segment amazing.Keep it up!
Carpet Cleaning Vancouver

custom garage doors

Very excited to see this survey. Sellers have control over 2 things: Price and Condition
Thanks for the definition of Home Improvement Categories…

custom garage doors

Thanks for sharing, Home Sale Maximizer can help identify and prioritize the home improvement projects to focus on to increase the saleability and selling price of your home. Home Sale Maximizer is a free, quick and easy-to-use tool for homeowners, and it’s also a great resource for real estate agents to provide to their home seller clients.

Cindy Bryant

Great to see Home Staging was the 2nd most valuble home improvement project. Excellent and informative information for home sellers!
Redesign Etc. Home Staging in Houston.

New York City AC contractors

I can totally understand how all of these would help sell a home. Fixing air conditioning is a good idea too. If it smells stale inside it turns people off. I never thought too much about updating kitchens. I always think it’s the bathroom instead of the kitchen that is most important. I guess that’s the man in me talking.

Jason Neprinol

How can people think plumbing will add retail value to a home?


Glad interior painting Boston and exterior painting concord made the list. My choice home improvement was right after all, and not that expensive as compared to having a kitchen upgrade.

carpet cleaning

I personally agree that many people need to clean the outsides of their windows. They get really cluttered and gross after not too long. Another thing people should worry more about is getting their carpets cleaned more often. Lots of carpets I’ve seen are really dirty and dusty.

patio umbrella

It’s very interesting survey, thanks for sharing this useful and informative information… :)

scott S

I think that the Home Sale Maximizer is a free, quick and easy-to-use tool for homeowners, and it’s also a great resource for real estate agents to provide to their home seller clients, thanks for sharing :)
Patio Umbrella


Thanks for this home improvements survey results. I think your web log is a great resource to get more information on real estate. I really enjoy reading your posts.

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Leah Boggins

I, too, would have thought that carpet cleaning would be on the list. It’s the worst thing to walk into a home and see dirty carpet everywhere.


As somebody who is looking into doing some home renovation projects, I found this article to be an excellent read. The information given answered a ton of my questions. So thanks!

Connie Manis

Thanks for sharing this, some of these are new to me. The home sale maximizer looks like a great tool!


I would have thought that painting would have been higher up on the list… but maybe as a painter I am a little biased. lol.

Lisa Sachleben

Jason, I always think of painting as part of lightening and brightening, which puts it right up there at number 2! Fresh interior paint (DIY) is absolutely one of the most inexpensive and impactful changes you can make to get a house sold. But please, realtors; don’t suggest white! No one gets warm fuzzies walking into a refrigerator.

Colorado Springs Real Estate by Kathy Torline

Amazing info; I just heard about the info on this web site and it is very helpful.

casa immo

In real estate business home improvement survey and need for home improvement can not denied. Because both of them want to have some ting good…nice post.

carpet cleaning

Thanks for the information! I really think that it is awesome to see that there are a lot of different ways that you can help improve the value of your home. I will have to give some of these a shot and see if it helps!

Carpet Cleaning Tampa

Really good tips. Amazing how little improvements like cleaning or refinishing can make a big difference.

Neal Taylor

When staging a home for sale we all know that appearance is the key to a quick sale. Being in the cleaning industry for over twenty years I can honestly say that clean carpets, bath rooms and kitchen make a huge difference when it comes to the sell

John Carpet Cleaning

“Decluttering” is what my apartment needs the most. I recently purchased a book with tips on how to declutter. It has never been easy for me to stay organized but I’m trying to improve.

Looking for Real Estate

This is a great article. When I see lists–they catch my attention. I have already tried de-cluttering my house and I figured that the next step is home staging. You want to be able to stage your home so that it appeals to as many people as possible. I had trouble with this in my home–my taste is very eclectic and I had to stage my home so that more people would be comfortable in my home. It took some work, but it definitely made a difference. This is a really good list, thanks Jessica.

instant payday loans

nicely well prepared statistically written article, gives good knowledge to home maker and others to make their home perfect. I appreciate your work.

Menifee Commercial Electrician

Thanks for sharing this! Now we know the records.

Hampton Bay

I like these kind of surveys about home improvement, they give a good idea on real numbers and statistics, nice work.

Hampton Bay ceiling fans

I like the numbers and sttas you gave in your site, nice work

Aria Carpet Cleaning Sullivan

Thanks for sharnig! I do think you’re right about replacing worn and old carpet. However, I do believe that simply cleaning out your old carpet can have the same amazing effect on potential buyers.

Comox Valley Homes

These area continue to be important. In our Comox Valley market area they are especially relevant to sellers who want to be competitive in a solid buyers market.


Love the charts and even though it’s a couple years old, the statistics are probably the same today. I replace windows in Washington DC and do Baltimore home improvements, so it’s always good to see what the majority of homeowners focus on in terms of remodeling.

James F.

We find asphalt repair and concrete repair on the driveways to create as much curb appeal as new garage door can.

Hopkinton MA Realtor

These guys always do a great job with their Realtor surveys on home improvements. I look forward to it coming out every year. Some of it of course relates to specific parts of the country more than others.

Natalie Dalton

I always do major cleaning and carpet cleaning before trying to sell my home but I didn’t realize things as simple as painting the outside of your home could increase the value so much. I will definitely keep these in mind as we get ready to sell our next home.

Christina Nolen

I think De-cluttering is very important to the presentation of the property. It is difficult for homeowners to view their personal items as clutter and so may neglect this part of the marketing process. Another thing, I always think of painting as part of lightening and brightening, which is there at number 2! This survey is very helpful. I appreciate your works.


I think some things, like carpet cleaning can be done by yourself, but I think it’s harder to do others. Some things just need to be done, and they need to be done by professionals.

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