Home renovations can feel exciting at first. But before you call a contractor, it’s worth knowing which upgrades real estate agents say often cost more than they return and which ones can actually make your home harder to sell.
We looked at advice from several real estate professionals affiliated with Sotheby’s International Realty and other firms. Here is what they recommend you think twice about.
1. Going Overboard in the Kitchen
A kitchen refresh sounds like a smart investment. The problem? Future buyers may not share your taste, and they won’t want to pay extra to undo your choices. “Keep the core renovation timeless with neutral cabinetry and classic stone surfaces, then layer in personality through paint, bar stools, lighting, hardware, and accessories that can be updated easily as styles evolve,” a realtor says.
2. Permanently Converting the Garage
Turning your garage into a home office, gym, or hobby room might seem like a great use of space. But Rich Stone of Martha Turner Sotheby’s International Realty warns against making it permanent. “You’re eliminating functional parking and storage, two things buyers really care about,” he says.
Nicole Carstensen of Mott & Chace Sotheby’s International Realty agrees. “People who want garages may not want to tear apart something converted,” she explains. If you want to use the space differently, do it in a way that can be easily reversed.
3. Turning a Bedroom Into Something Else
It might be tempting to convert a spare bedroom into a wine cellar, a craft room, or a home gym. But Sharon Parker, a realtor at Tate & Foss Sotheby’s International Realty, says that move can hurt you when it comes time to sell. “This directly impacts appraised value and shrinks your buyer pool, especially in markets where bedroom count is a primary search filter,” she explains.
Buyers searching for a three-bedroom home won’t even see your listing if you’ve dropped to two. Keep your bedrooms as bedrooms or make any conversion easy to undo.
4. Installing Wellness Features Like Saunas or Cold Plunges
Cold plunges, saunas, and red-light therapy rooms are popular right now. But Stone says these additions are very lifestyle-specific. “What feels like a daily essential to you can feel like something the next buyer has to undo,” he says. These features can also replace things most buyers actually expect, like a bathtub, a usable bedroom, or yard space.
5. Putting In a Swimming Pool
Unless you live somewhere warm most of the year, Brad Colburn, a realtor at Next Chapter Partners at Madison & Company Properties, LLC, says a pool is rarely worth it. “The continual upkeep and potential for issues turns buyers’ heads the other direction,” he explains. “The cost to fill in a pool is also a detriment, not to mention trying to find a contractor that does a good job with this.”
Heating and maintaining a pool in a cooler climate adds ongoing cost and effort and many buyers will see it as a liability rather than a perk.
6. Adding Fireplaces to Bedrooms
A bedroom fireplace sounds cozy. But Stone says they are rarely worth the investment. “They’re rarely used, take up valuable wall space and appeal to a very small group of buyers,” he says. He also points out a real safety concern: there is significant risk to having a gas appliance in sleeping quarters. If a fireplace is important to you, he recommends putting one in the living room instead.
7. Building Out Pet-Specific Amenities
Pet washing stations, cat climbing walls, and other built-in pet features might be wonderful for your furry family members. But Patty Anker, a realtor at Julia B. Fee Sotheby’s International Realty, says these upgrades don’t appeal to all buyers — especially those without pets.
Before you build anything permanently into your home, ask yourself whether someone who doesn’t share your lifestyle would still find value in it.
So Where Should You Put Your Money?
The agents agree on this: keep it simple and timeless. High-quality kitchen and bathroom fixtures, neutrally decorated bedrooms, and a well-maintained yard will serve you well, both for enjoying your home today and for attracting buyers down the road.
The best renovation is one that works for your life right now and doesn’t close doors for the future.