Make home improvements that pay off

Projects to avoid:

1. Excessively decorating children's rooms. Yes, it may be a lot of fun to paint a mural wall in your child's room, but if you're planning to sell soon, the time and money spent will likely not be recouped. From a seller's standpoint, it's better to paint with more neutral colors.
   
2. Adding textured walls. Textured walls can be difficult to sand down or remove, so consider avoiding them. If you do choose to texture a wall, try to choose one that can be easily converted back to a typical flat wall.
   
3. Installing a hot tub. A hot tub is a great place to relax and unwind after your day, but many potential homebuyers are turned off by using someone else's hot tub.
   
4. Overly difficult landscaping. Many non-green thumbs may be intimidated by elaborately landscaped yards and walk away, no matter what the inside of your home looks like. Try to keep your yard neat and tidy, but not too difficult to maintain.
   
5. Converting extra bedrooms into non-bedrooms. Really want that formal dining room? Before you convert the main-floor bedroom to accommodate, be careful not to change too much - and be sure not to touch the closet. In order for you to list the room as a bedroom in the future, the closet must stay intact.
   

Projects that usually pay off:

1. Create space. Knock out a non-structural wall, or remove that kitchen island. Anything that opens space and creates a sense of flow is advantageous.
   
2. Prune and landscape. Tangled trees and unkempt bushes can obscure views and darken interiors.
   
3. Address the basics. Insulate the attic, repair plumbing leaks or replace rusty rain gutters. These fixes can go a long way toward boosting value.
   

Renovations with the greatest return on investment

• Entry door replacement: 96% return
  
• Deck addition (wood): 87% return
  
• Attic bedroom: 84% return
  
• Garage door replacement: 83% return
  
• Minor kitchen remodel: 82% return
  

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