It’s one of the questions I hear most often:
“If I spend money on my home, will I get it back when I sell?”
The honest answer?
Sometimes—but not always.
Over the past two decades, I’ve appraised everything from modest starter homes to luxury mountain estates, custom homes, investment properties, and commercial real estate throughout Utah. One thing has remained remarkably consistent:
The improvements that impress homeowners aren’t always the ones buyers are willing to pay for.
Recently, I had the opportunity to contribute to a Redfin article discussing the home features that tend to hold their value over time. My advice centered on two characteristics that continue to matter regardless of changing design trends: functional floor plans and updated kitchens and bathrooms.
Let’s take a closer look at why these features continue to stand the test of time.
Function Will Always Beat Flash
Design trends come and go.
Floor plans don’t.
One of the biggest misconceptions homeowners have is believing that expensive finishes automatically create value.
They don’t—at least not by themselves.
A home with a smart, functional layout will often appeal to more buyers than a larger home with awkward room arrangements or wasted space.
Buyers consistently appreciate homes that simply make everyday life easier.
That includes:
- Open, connected living spaces
- Bedrooms that offer privacy
- Flexible bonus rooms
- Dedicated home offices
- Finished basements with usable living space
- Ample storage throughout the home
In the Redfin article, I noted that flexible spaces have become increasingly important because families use their homes differently than they did even ten years ago. A spare bedroom may serve as a home office today, a nursery tomorrow, and eventually a guest room. That kind of adaptability continues to appeal to buyers.
Kitchens Continue to Drive Buyer Interest
If there’s one room buyers tend to remember after touring a home, it’s the kitchen.
That doesn’t mean every kitchen needs a $150,000 renovation.
Instead, buyers usually notice whether the kitchen feels clean, functional, and reasonably updated.
Features that often remain attractive include:
- Large islands
- Durable countertops
- Good cabinet storage
- Updated lighting
- Quality plumbing fixtures
- Efficient layouts
A well-designed kitchen doesn’t have to be extravagant.
It simply has to work.
Bathrooms Matter More Than Many People Realize
Bathrooms may be smaller than kitchens, but they have an outsized influence on buyer perception.
Simple improvements can often have more impact than homeowners expect:
- Modern vanities
- Updated fixtures
- Walk-in showers
- Neutral finishes
- Good lighting
- Clean tile work
These aren’t necessarily luxury upgrades.
They’re improvements that make the home feel well cared for.
Improvements That Don’t Always Pay You Back
This surprises many homeowners.
Just because something is expensive doesn’t automatically mean it increases market value by the same amount.
For example:
- Highly customized renovations
- Extremely high-end finishes in average neighborhoods
- Specialty rooms designed for one specific hobby
- Luxury features that exceed what buyers in the area expect
That doesn’t mean these improvements are “bad.”
They simply may not return dollar-for-dollar value when it’s time to sell.
As appraisers, we don’t measure what something cost—we analyze what buyers are actually willing to pay for it in today’s market.
That’s an important distinction.
Value Is About More Than the House
Another common misconception is that value comes only from improvements.
In reality, a property’s value reflects many factors working together.
Things like:
- Neighborhood appeal
- School districts
- Lot size
- Views
- Overall condition
- Quality of construction
- Market supply and demand
- Comparable recent sales
That’s why two homes with nearly identical square footage can have dramatically different market values.
Real estate is rarely one-size-fits-all.
Before You Spend Thousands on Remodeling…
Ask yourself three questions:
1. Will buyers in my neighborhood actually value this improvement?
The answer may be different in Park City than it is in Provo, St. George, or rural Utah.
2. Does this improve how the home functions?
Practical improvements often outperform purely cosmetic ones.
3. Am I remodeling for my enjoyment or for resale?
There’s nothing wrong with either.
Just understand they’re different goals.
If you’re remodeling because you love the improvement, that’s a perfectly valid reason. Financial return may simply become a secondary benefit rather than the primary objective.
The Bottom Line
The homes that tend to hold their value over time usually aren’t the flashiest.
They’re the homes that are thoughtfully designed, well maintained, and easy to live in.
A functional floor plan, updated kitchens and bathrooms, quality maintenance, and improvements that fit the neighborhood generally provide lasting appeal because they continue to meet what buyers want most.
If you’re considering major renovations, preparing to sell, settling an estate, or simply curious about your property’s current market value, a professional appraisal can provide an objective opinion based on market evidence—not guesswork.
At Beacon Valuation & Consulting, we provide independent residential and commercial appraisal services throughout Utah. Whether you need an appraisal for lending, estate planning, divorce, tax appeals, litigation, or investment decisions, we’re here to help.
Have questions about your property or a renovation you’re considering? Contact Beacon Valuation & Consulting today, explore our Residential and Commercial Appraisal services, or browse our blog for more practical real estate insights.
About the Author
Jacob Brewster is a Certified General Real Estate Appraiser with more than two decades of experience valuing residential, commercial, agricultural, and complex real estate throughout Utah and California. He is the founder of Beacon Valuation & Consulting and specializes in residential, commercial, estate, divorce, litigation, tax, and expert witness appraisal services.