1998 Cost vs.Value Remodeling Report

1998-99 Cost VS. Value Remodeling Report

Will property renovations pay off for your buyers and sellers? This survey of 12 popular remodeling projects is a source of ready answers to consumers’ questions.

How many times have you shown a house to buyers who liked everything except the cramped kitchen or the outdated bathrooms and turned to you for insight into what it might cost to turn the house into their perfect home?

Undoubtedly, you've also encountered sellers who've asked you during your listing presentation how much value they could add to their home by making some improvements before putting it up for sale.

REALTOR® Magazine, in an editorial partnership with Remodeling magazine, brings you a new resource for answering consumers’ questions about home renovations: the “1998–99 Cost vs. Value Report.” It provides information on what various common remodeling projects cost, and it predicts how they’ll perform at resale time.

“When you're aware of the costs and value of various property improvements, you enhance your ability to market and sell properties and add value for buyers and sellers,” says NAR Vice President of Research Fred Flick.

Chosen carefully, with an eye to local market conditions, home improvements can add most of their cost to the resale value of a home immediately. And rather than depreciate with time and use, well-maintained improvements hold their value, appreciating along with property values.

The 12 remodeling projects NAR and Remodeling magazine studied represent a broad range of popular home improvements. Each project has been specified as high-quality, but not luxury-level, work.

We enlisted the help of Larry Constant, a production coordinator with the J.J. Swartz Co., a remodeling and restoration company in Decatur, Ill. Constant reviewed the specifications for real-world validity.

We then got cost estimates for the projects—calculated for each of 60 U.S. cities—from three publishers of construction cost estimating guides and software: Craftsman Books, Carlsbad, Calif.; HomeTech Information Systems, Bethesda, Md.; and R.S. Means, Kingston, Mass.

Resale value projections came from real estate professionals across the country, who reviewed the projects and estimated how much value each would add to the average home in their area if the home was sold within a year.

“These opinions about value reflect a number of factors specific to location,” says Flick, noting that the estimates, in some cases, show big swings from city to city. Those factors include an area's housing stock, current market conditions, buyer preferences in the area, and even climate.

Pay special attention to the regional and national averages. Because those averages distill the opinions of a large number of real estate practitioners, they’re a valuable guide to long-term results.

As a bonus, for each project we asked several experts to provide design tips that you can share with your clients and customers. The experts we tapped were design and build remodeler George Kirk, Kirk Development Co., Phoenix, and architects Jeffrey S. Rubin, AIA, of Bethesda, Md., and Kay Miller Boehr of Shaw Hofstra & Associates, Kansas City, Mo.

Their comments accompany the projects on the following pages.

Editor's note:Remodelingmagazine, published by Hanley-Wood Inc., Washington, D.C., has been publishing the “Cost vs. Value Report” annually for more than a decade. We'd like to thank the editors and designers at Remodeling,our NAR Research staff, and the contributors listed on page 67, for helping us bring this information to you.

PUTTING YOUR MONEY WHERE IT PAYS

Predictions based on resale value within one year of project completion (cost recouped, national average)

Minor kitchen remodel	94%
Bathroom addition	89%
Major kitchen remodel	87%
Family-room addition	84%
Two-story addition	84%
Attic bedroom	83%
Master suite	82%
Bathroom remodel	73%
Siding replacement	71%
Deck addition	70%
Window replacement	68%
Home office	64%

Minor Kitchen remodel
We may spend a third of our lives asleep and more than 40 hours a week on the job, but if you want to find us the rest of the time, we’re probably in the kitchen.

And because kitchens are where we congregate, they wear out faster than other rooms. That makes kitchens the most frequently remodeled room in the house—and the place buyers look first to determine whether a home has been well cared for.

“With today’s emphasis on family, and with cooking and gardening being the nation's foremost hobbies, kitchen remodels continue to be among the best investments a homeowner can make,” says Lancaster, Pa., associate broker Bill Rothermel.

A minor remodel that updates a kitchen without remaking it brings the most bang for the buck at resale time, returning a national average of 94 percent of its construction cost. Homeowners in the West can expect to recoup their full investment and more.

DESIGN TIPS FOR CONSUMERS

Vinyl tile (as opposed to sheet goods) sometimes offers greater design flexibility. For example, alternate black and white tiles for a checkerboard effect.—Rubin
Add undercabinet lights to existing upper cabinets.—Boehr
Ceramic tile as a backsplash that fills the space between the countertop and the upper cabinets is a small luxury that adds color and durability.—Boehr

PROJECT DESCRIPTION In a functional but dated 200-square-foot kitchen with 30 lineal feet of cabinetry and countertops, refinish existing cabinets; install new energy-efficient wall oven and cooktop, laminate countertops, midpriced sink and faucet, wall covering, and resilient flooring; and repaint. Job includes new raised-panel wood doors on cabinets.

Region or City	Job Cost	Resale Value	Cost Recouped
EAST (average)	$10,107	$8,570	85%
Albany, N.Y.	9,689	4,875	50
Baltimore	8,891	7,403	83
Boston	10,850	10,350	95
Burlington, Vt.	8,094	6,133	76
Garden City, N.Y.	11,694	16,500	141
Hartford, Conn.	10,216	4,562	45
Lancaster, Pa.	9,556	7,193	75
Nashua, N.H.	8,918	6,000	67
New Haven, Conn.	10,424	13,000	125
Passaic, N.J.	11,163	6,500	58
Philadelphia	10,719	9,000	84
Pittsburgh	9,878	9,500	96
Providence, R.I.	10,437	12,000	115
Westchester, N.Y.	11,594	9,531	82
Wilmington, Del.	9,482	6,000	63

Region or City	Job Cost	Resale Value	Cost Recouped
South(average)	$8,036	$7,952	99%
Atlanta	8,351	7,392	89
Birmingham, Ala	7,866	8,667	110
Columbia, S.C.	7,703	6,120	79
Dallas-Fort Worth	8,047	12,333	153
Houston	8,239	8,750	106
Jacksonville, Fla.	8,035	5,000	62
Knoxville, Tenn.	7,900	5,462	69
Louisville, Ky.	8,400	8,293	99
Miami	8,241	13,400	163
New Orleans	8,007	7,333	92
Raleigh-Durham, N.C.	7,864	7,575	96
Richmond, Va.	7,622	7,811	102
Tampa, Fla.	7,817	5,500	70
Tulsa, Okla.	7,689	4,650	60
Washington, D.C.	8,763	11,000	126

Region or City	Job Cost	Resale Value	Cost Recouped
Midwest (average)	$9,346	$8,093	87%
Chicago	10,586	9,217	87
Cleveland	9,886	10,000	101
Columbus, Ohio	9,388	10,750	115
Des Moines, Iowa	9,344	5,350	57
Detroit	9,938	10,800	109
Fargo, N.D.	8,127	6,250	77
Grand Rapids, Mich	8,517	7,500	88
Indianapolis	9,526	6,818	72
Kansas City, Mo.	9,222	9,667	105
Madison, Wis.	8,749	5,250	60
Milwaukee	9,739	7,898	81
Minneapolis	10,059	8,500	85
Sioux Falls, S.D.	9,097	7,618	84
St. Louis	9,854	8,282	84
Wichita, Kan.	8,161	7,501	92

Region or City	Job Cost	Resale Value	Cost Recouped
West (average)	$9,239	$9,996	108%
Albuquerque, N.M.	8,378	5,900	70
Boise, Idaho	9,073	8,833	97
Colorado Springs, Colo.	8,265	5,625	68
Denver	8,378	8,167	97
Honolulu	11,196	10,636	95
Las Vegas	9,245	6,698	72
Los Angeles	10,079	15,167	150
Phoenix	8,605	6,750	78
Portland, Ore.	8,682	8,911	103
Sacramento, Calif.	9,864	10,000	101
Salt Lake City	7,844	5,500	70
San Diego	9,673	12,375	128
San Francisco	10,771	24,500	227
Seattle	9,362	13,884	148
Spokane, Wash.	9,168	7,000	76

Region or City	Job Cost	Resale Value	Cost Recouped
NationalAverage	$9,182	$8,653	94%

BATHROOM ADDITION
Your parents may have been perfectly happy to share a single bathroom with the whole family, but don’t consider yourself spoiled if you're not. Times change. “Younger buyers have higher minimal standards,” says Los Angeles sales associate John Pentecost. “No longer acceptable are postwar two-bedroom, one-bath homes.”

Real estate salespeople across the country agree, giving our bathroom addition the second-best predicted resale performance of the projects we studied. Homeowners who sell their house within a year of remodeling can expect to recoup 89 percent of their investment. As with other appropriate improvements, resale value should increase in subsequent years.

DESIGN TIPS FOR CONSUMERS

Consult an architect or designer to help squeeze in the new bathroom. Often it’s difficult to find existing space.—Rubin
Add a small skylight to the room if a window can’t be added.—Rubin
If space is available, compartmentalize the room, with the toilet and vanity in an area separate from that of the tub so that two users can share the room.—Boehr

PROJECT DESCRIPTION Add a second full bath to a house with one or 1 1/2 baths. The 6-by-8-foot bath should be within the existing floor plan in an inconspicuous spot convenient to the bedrooms. Include cultured marble vanity top, molded sink, standard bathtub with shower, low-profile toilet, lighting, mirrored medicine cabinet, linen storage, vinyl wallpaper, ceramic tile floor, and ceramic tile walls in tub area.

Region or City	Job Cost	Resale Value	Cost Recouped
East (average)	$13,368	$10,555	79%
Albany, N.Y.	12,843	7,000	55
Baltimore	11,867	9,045	76
Boston	14,726	12,133	82
Burlington, Vt.	11,541	7,514	65
Garden City, N.Y.	14,868	23,000	155
Hartford, Conn.	13,625	6,500	48
Lancaster, Pa.	12,463	5,836	47
Nashua, N.H.	12,464	7,000	56
New Haven, Conn.	13,658	15,750	115
Passaic, N.J.	14,249	9,500	67
Philadelphia	13,980	11,133	80
Pittsburgh	12,990	15,000	115
Providence, R.I.	13,657	9,750	71
Westchester, N.Y.	14,746	11,000	75
Wilmington, Del.	12,847	8,167	64

Region or City	Job Cost	Resale Value	Cost Recouped
South (average)	$11,279	$10,962	97%
Atlanta	11,992	11,165	93
Birmingham, Ala.	11,066	14,000	127
Columbia, S.C.	9,986	8,043	81
Dallas-Fort Worth	11,444	12,000	105
Houston	11,526	14,500	126
Jacksonville, Fla.	11,367	9,750	86
Knoxville, Tenn.	11,072	10,536	95
Louisville, Ky.	11,814	10,483	89
Miami	11,566	16,250	141
New Orleans	11,681	13,500	116
Raleigh-Durham, N.C.	10,141	9,500	94
Richmond, Va.	10,894	9,456	87
Tampa, Fla.	11,029	8,500	77
Tulsa, Okla.	11,156	7,250	65
Washington, D.C.	12,454	9,500	76

Region or City	Job Cost	Resale Value	Cost Recouped
Midwest (average)	$12,437	$10,089	81%
Chicago	14,241	11,181	79
Cleveland	13,269	12,500	94
Columbus, Ohio	12,259	12,000	98
Des Moines, Iowa	12,306	5,250	43
Detroit	13,161	14,375	109
Fargo, N.D.	10,861	8,074	74
Grand Rapids, Mich.	11,466	9,983	87
Indianapolis	12,450	11,181	90
Kansas City, Mo.	12,366	13,000	105
Madison, Wis.	12,323	6,000	49
Milwaukee	12,964	10,392	80
Minneapolis	13,543	9,000	66
Sioux Falls, S.D.	10,491	8,917	85
St. Louis	13,321	9,410	71
Wichita, Kan.	11,531	10,068	87

Region or City	Job Cost	Resale Value	Cost Recouped
West (average)	$13,224	$13,371	101%
Albuquerque, N.M.	11,889	10,750	90
Boise, Idaho	12,316	11,000	89
Colorado Springs, Colo.	11,788	7,000	59
Denver	11,940	10,867	91
Honolulu	16,134	14,520	90
Las Vegas	13,361	12,516	94
Los Angeles	13,737	15,000	109
Phoenix	12,878	10,900	85
Portland, Ore.	12,813	12,278	96
Sacramento, Calif.	14,204	16,250	114
Salt Lake City	11,281	7,000	62
San Diego	13,856	15,750	114
San Francisco	15,496	29,333	189
Seattle	13,432	18,062	134
Spokane, Wash.	13,241	9,333	70

Region or City	Job Cost	Resale Value	Cost Recouped
NationalAverage	$12,577	$11,244	89%

MAJOR KITCHEN REMODEL
If the three most important words in real estate are location, location, location, the next most important must be kitchens sell houses. Front porches and living rooms age gracefully, but kitchens just get old. Combine the charm of an older home with the style and efficiency of a new kitchen, and you have an instant winner on the market.

“As time demands become greater in all our lives and the buying public seems to have more disposable income, many buyers have little time or patience to deal with buying a house in need of updating,” says associate broker Steve Anderson of Portland, Ore. “Kitchens are extremely important to buyers looking in today’s market.”

Salespeople predict that our major kitchen remodel, with an average cost of $24,486, will return $21,230 at resale—an 87 percent payback.

DESIGN TIPS FOR CONSUMERS

If space allows, consider adding a walk-in pantry with built-in shelving. The amount of storage space can’t be beat.—Rubin
Consider a second sink and cooking zones for two cooks.—Boehr
Plan the layout to accommodate a television and other media devices.—Kirk

PROJECT DESCRIPTION Update an outmoded 200-square-foot kitchen with thedesign and installation of a functional layout of new cabinets, laminate countertops, midpriced sink and faucet, energy-efficient wall oven, cooktop, ventilation system, built-in microwave, dishwasher, garbage disposal unit, and custom lighting. Add new resilient floor. Finish with painted walls, trim, and ceiling. Include 30 lineal feet of semicustom-grade wood cabinets and counter space, including a 3-by-5-foot center island.

Region or City	Job Cost	Resale Value	Cost Recouped
EAST (average)	$25,957	$21,419	83%
Albany, N.Y.	25,058	13,000	52
Baltimore	23,671	19,078	81
Boston	28,192	24,250	86
Burlington, Vt.	22,069	16,033	73
Garden City, N.Y.	29,198	40,000	137
Hartford, Conn.	26,287	10,750	41
Lancaster, Pa.	24,549	15,787	64
Nashua, N.H.	24,020	19,306	80
New Haven, Conn.	26,396	32,500	123
Passaic, N.J.	27,355	16,750	61
Philadelphia	26,779	20,500	77
Pittsburgh	25,365	24,500	97
Providence, R.I.	26,592	21,500	81
Westchester, N.Y.	28,974	26,325	91
Wilmington, Del.	24,850	21,000	85

Region or City	Job Cost	Resale Value	Cost Recouped
South (average)	$21,953	$20,375	93%
Atlanta	22,695	20,782	92
Birmingham, Ala.	21,464	26,667	124
Columbia, S.C.	20,153	16,568	82
Dallas-Fort Worth	22,030	28,358	129
Houston	23,457	18,750	80
Jacksonville, Fla.	22,062	17,500	79
Knoxville, Tenn.	21,424	16,880	79
Louisville, Ky.	22,862	23,144	101
Miami	22,464	22,250	99
New Orleans	22,494	27,667	123
Raleigh-Durham, N.C.	20,068	19,000	95
Richmond, Va.	21,286	13,806	65
Tampa, Fla.	21,562	18,000	83
Tulsa, Okla.	21,452	11,250	52
Washington, D.C.	23,816	25,000	105

Region or City	Job Cost	Resale Value	Cost Recouped
Midwest (average)	$24,367	$19,628	81%
Chicago	27,025	18,819	70
Cleveland	25,236	25,000	99
Columbus, Ohio	24,322	23,250	96
Des Moines, Iowa	23,731	14,500	61
Detroit	25,817	26,300	102
Fargo, N.D.	22,143	17,857	81
Grand Rapids, Mich.	22,561	20,000	89
Indianapolis	24,499	17,766	73
Kansas City, Mo.	24,295	24,567	101
Madison, Wis.	24,102	11,000	46
Milwaukee	25,145	22,532	90
Minneapolis	27,505	19,000	69
Sioux Falls, S.D.	21,180	15,355	72
St. Louis	25,680	20,910	81
Wichita, Kan.	22,262	17,564	79

Region or City	Job Cost	Resale Value	Cost Recouped
West (average)	$25,668	$23,499	92%
Albuquerque, N.M.	22,936	13,000	57
Boise, Idaho	23,726	19,333	81
Colorado Springs, Colo.	23,236	15,187	65
Denver	23,567	25,333	107
Honolulu	30,755	27,679	90
Las Vegas	25,873	19,143	74
Los Angeles	27,719	34,667	125
Phoenix	23,260	18,500	80
Portland, Ore.	25,823	23,985	93
Sacramento, Calif.	27,376	17,500	64
Salt Lake City	22,246	14,000	63
San Diego	26,913	31,000	115
San Francisco	29,959	42,667	142
Seattle	25,976	33,163	128
Spokane, Wash.	25,657	17,333	68

Region or City	Job Cost	Resale Value	Cost Recouped
National Average	$24,486	$21,230	87%

FAMILY-ROOM ADDITION
Before America's homebuilders came to their senses, they built millions of homes without family rooms. Now it’s up to owners to correct that mistake. Those who do will be rewarded with more than extra living space. According to the real estate salespeople who participated in this year's survey, a 16-by-25-foot family room with a cost of $32,958 will recoup $27,830—better than 84 percent—if the house is sold within a year.

“You can’t go wrong if you put money into a kitchen, luxury bath, or family room,” says Scarsdale, N.Y., broker-associate Pat Warnken. That sunny assessment assumes, however, that any additions complement the style and function of the existing house. A poorly designed room is too big a mistake for potential buyers to overlook. “Use the best materials, keep the proportions in mind, and you'll see a return on your investment,” Warnken advises.

DESIGN TIPS FOR CONSUMERS

Box-bay window popouts take little space but allow areas for desks, seating, or storage.—Kirk
Consider lowering the floor level of the addition to get greater ceiling height.—Rubin
An entertainment center can be the focal point when there's no fireplace.—Boehr

PROJECT DESCRIPTION In a style and location appropriate to the existing house, add a 16-by-25-foot room on new crawl space foundation with wood joist floor framing, wood siding on exterior walls, and fiberglass shingle roof. Include drywall interior with batt insulation, tongue-and-groove hardwood floor, and 180 square feet of glazing (including windows, atrium-style exterior doors, and two operable skylights). Tie into existing heating and cooling system.

Region or City	Job Cost	Resale Value	Cost Recouped
East (average)	$35,156	$28,606	81%
Albany, N.Y.	33,711	17,250	51
Baltimore	31,572	27,428	87
Boston	38,659	3,350	86
Burlington, Vt.	29,558	19,967	68
Garden City, N.Y.	39,740	52,500	132
Hartford, Conn.	35,718	18,750	52
Lancaster, Pa.	32,677	21,218	65
Nashua, N.H.	32,487	26,500	82
New Haven, Conn.	35,670	36,835	103
Passaic, N.J.	37,568	24,088	64
Philadelphia	36,418	28,000	77
Pittsburgh	34,248	29,250	85
Providence, R.I.	36,579	27,500	75
Westchester, N.Y.	39,350	39,783	101
Wilmington, Del.	33,380	26,667	80

Region or City	Job Cost	Resale Value	Cost Recouped
South(average)	$28,961	$24,633	85%
Atlanta	30,444	23,833	78
Birmingham, Ala.	27,863	33,333	120
Columbia, S.C.	26,276	19,854	76
Dallas-Fort Worth	29,451	28,333	96
Houston	29,569	20,000	68
Jacksonville, Fla.	29,295	17,750	61
Knoxville, Tenn.	28,284	21,104	75
Louisville, Ky.	30,228	28,967	96
Miami	29,326	33,000	113
New Orleans	29,839	32,667	109
Raleigh-Durham, N.C.	26,235	30,000	114
Richmond, Va.	28,315	18,778	66
Tampa, Fla.	28,186	20,000	71
Tulsa, Okla.	28,619	17,875	62
Washington, D.C.	32,489	24,000	74

Region or City	Job Cost	Resale Value	Cost Recouped
Midwest (average)	$32,763	$24,924	76%
Chicago	36,868	35,708	97
Cleveland	34,503	32,500	94
Columbus, Ohio	33,785	29,000	86
Des Moines, Iowa	31,838	17,000	53
Detroit	35,054	31,400	90
Fargo, N.D.	29,761	18,214	61
Grand Rapids, Mich.	30,171	26,250	87
Indianapolis	32,959	17,652	54
Kansas City, Mo.	32,400	28,000	86
Madison, Wis.	31,957	16,000	50
Milwaukee	33,928	25,459	75
Minneapolis	36,309	26,000	72
Sioux Falls, S.D.	28,545	18,554	65
St. Louis	33,779	26,850	79
Wichita, Kan.	29,588	25,270	85

Region or City	Job Cost	Resale Value	Cost Recouped
West (average)	$35,056	$33,157	95%
Albuquerque, N.M.	30,922	32,000	103
Boise, Idaho	32,215	25,000	78
Colorado Springs, Colo.	31,440	21,000	67
Denver	32,260	35,667	111
Honolulu	43,698	34,237	78
Las Vegas	38,430	29,493	77
Los Angeles	31,481	34,000	108
Phoenix	35,343	25,250	71
Portland, Ore.	34,937	33,275	95
Sacramento, Calif.	37,338	35,000	94
Salt Lake City	29,758	22,500	76
San Diego	36,683	51,250	140
San Francisco	41,360	56,667	137
Seattle	35,316	35,685	101
Spokane, Wash.	34,663	26,333	76

Region or City	Job Cost	Resale Value	Cost Recouped
NationalAverage	$32,984	$27,830	84%

TWO-STORY ADDITION
Two-story additions are a classic solution for homeowners who must build up, as well as out, to satisfy the needs of a growing family. A family room downstairs provides space to be together, and a master bedroom suite upstairs allows the parents to get away from it all.

At an average construction cost of $60,732, our two-story addition is the biggest ticket item in this year's survey, but its handsome resale value should reassure owners that the money is well spent. According to real estate pros across the country, a two-story addition will recoup an average of 84 percent of its cost if the house is sold within a year of construction.

Every remodel should be designed to enhance the existing house, but because of their size, successful two-story additions require extra care. “Unless the addition is totally integrated into the existing home, it won't bring a great return,” warns Wauwatosa, Wisc., broker Therese Kasemodel.

DESIGN TIPS FOR CONSUMERS

If the layout allows, install a clothes chute from the second floor to the laundry.—Kirk
Stack bathrooms where possible to reduce noise.—Kirk
Get experienced design assistance for a project of this type. It will help prevent that added-on look.—Rubin

PROJECT DESCRIPTION Add a 24-by-16-foot two-story wing over a crawl space, with a first-floor family room and a second-floor bedroom with full bath. Include a prefabricated fireplace in the family room, 11 windows, and an atrium-style exterior door. Floors are carpeted, and walls are of painted drywall. The 5-by-8-foot bathroom has a fiberglass bath-shower, standard-grade toilet, wood vanity with ceramic tile sinktop, ceramic tile flooring, and mirrored medicine cabinet with light strip above. Bathroom is wallpapered. Add new heating and cooling system to handle the addition.

Region or City	Job Cost	Resale Value	Cost Recouped
East (average)	$64,924	$52,496	81%
Albany, N.Y.	62,379	33,000	53
Baltimore	58,371	39,531	68
Boston	71,131	58,333	82
Burlington, Vt.	54,309	39,567	73
Garden City, N.Y.	73,612	100,000	136
Hartford, Conn.	65,844	32,500	49
Lancaster, Pa.	60,849	39,509	65
Nashua, N.H.	59,661	59,500	100
New Haven, Conn.	66,012	63,000	95
Passaic, N.J.	69,480	50,000	72
Philadelphia	67,368	52,500	78
Pittsburgh	63,010	62,500	99
Providence, R.I.	66,702	42,500	64
Westchester, N.Y.	73,028	66,667	91
Wilmington, Del.	62,103	48,333	78

Region or City	Job Cost	Resale Value	Cost Recouped
South (average)	$53,709	$47,188	88%
Atlanta	55,547	48,667	88
Birmingham, Ala.	54,043	61,667	114
Columbia, S.C.	48,750	33,344	68
Dallas-Fort Worth	53,676	43,333	81
Houston	54,715	40,000	73
Jacksonville, Fla.	54,167	46,200	85
Knoxville, Tenn.	52,319	40,476	77
Louisville, Ky.	56,844	52,240	92
Miami	54,835	61,250	112
New Orleans	54,857	59,000	108
Raleigh-Durham, N.C.	48,732	57,000	117
Richmond, Va.	52,202	42,749	82
Tampa, Fla.	52,720	45,000	85
Tulsa, Okla.	52,333	39,400	75
Washington, D.C.	59,898	37,500	63

Region or City	Job Cost	Resale Value	Cost Recouped
Midwest (average)	$60,235	$43,831	73%
Chicago	68,198	53,040	78
Cleveland	63,495	62,500	98
Columbus, Ohio	60,961	52,500	86
Des Moines, Iowa	58,663	34,000	58
Detroit	64,073	59,000	92
Fargo, N.D.	54,228	38,336	71
Grand Rapids, Mich.	54,818	42,000	77
Indianapolis	61,003	33,584	55
Kansas City, Mo.	57,905	40,333	70
Madison, Wis.	59,856	30,000	50
Milwaukee	63,104	47,871	76
Minneapolis	66,269	47,500	72
Sioux Falls, S.D.	51,823	29,798	57
St. Louis	64,036	45,600	71
Wichita, Kan.	55,094	41,396	75

Region or City	Job Cost	Resale Value	Cost Recouped
West (average)	$64,061	$59,528	93%
Albuquerque, N.M.	56,444	37,000	66
Boise, Idaho	58,752	48,333	82
Colorado Springs, Colo.	57,284	32,750	57
Denver	58,180	63,333	109
Honolulu	79,242	70,000	88
Las Vegas	64,068	55,238	86
Los Angeles	69,649	76,667	110
Phoenix	57,450	50,000	87
Portland, Ore.	64,062	64,494	101
Sacramento, Calif.	68,526	40,000	58
Salt Lake City	54,906	32,500	59
San Diego	67,262	112,500	167
San Francisco	76,391	90,000	118
Seattle	65,007	65,440	101
Spokane, Wash.	63,696	54,667	86

Region or City	Job Cost	Resale Value	Cost Recouped
National Average	$60,732	$50,761	84%

ATTIC BEDROOM
Families and their belongings have the remarkable ability to fill whatever home they happen to inhabit. For homeowners who feel the walls closing in, relief is often as close as the top of the attic stairs. Carving an extra bedroom from an attic puts elbow room right where it’s needed, and the relative ease of finishing an existing space makes the project a bargain.

Our attic remodel, which includes a bedroom and bath under a new dormer, has an estimated cost of $25,267, and homeowners can expect to recoup 83 percent of that investment as early as a year after construction. Those who convert two-bedroom houses will benefit the most. “Minimal acceptable amenities now include the third bedroom,” says Los Angeles salesperson John Pentecost. Those who put a third bedroom in their attic will enjoy not only more space to spread out in but also a more receptive market when they resell.

DESIGN TIPS FOR CONSUMERS

Consider roof windows. They are similar to skylights but offer greater natural ventilation.—Rubin
Use the space under the eaves for storage. If the perimeter walls are 5 feet high, the space that extends under the eaves can be used for hanging half-height clothes or for built-in cabinets.—Boehr
Give the dormer a special function such as a niche for the bed or a separate sitting-writing area.—Boehr

PROJECT DESCRIPTION In a house with two or three bedrooms, convert unfinished space in the attic to a 15-by-15-foot bedroom and a 5-by-7-foot bathroom with shower. Add a 15-foot shed dormer and four new windows. Insulate and finish ceiling and walls. Carpet unfinished floor. Extend existing heating and central air-conditioning to new space. Retain existing stairs.

Region or City	Job Cost	Resale Value	Cost Recouped
East (average)	$26,797	$19,300	72%
Albany, N.Y.	25,935	15,250	59
Baltimore	24,077	21,002	87
Boston	29,635	21,133	71
Burlington, Vt.	22,442	12,467	56
Garden City, N.Y.	30,049	32,500	108
Hartford, Conn.	27,270	9,000	33
Lancaster, Pa.	25,407	14,120	56
Nashua, N.H.	24,502	16,500	67
New Haven, Conn.	27,318	27,259	100
Passaic, N.J.	28,383	17,000	60
Philadelphia	27,702	20,000	72
Pittsburgh	26,097	20,500	79
Providence, R.I.	27,462	17,000	62
Westchester, N.Y.	29,795	26,432	89
Wilmington, Del.	25,885	19,333	75

Region or City	Job Cost	Resale Value	Cost Recouped
South(average)	$22,702	$18,942	83%
Atlanta	23,993	15,167	63
Birmingham, Ala.	22,309	22,333	100
Columbia, S.C.	20,180	14,476	72
Dallas-Fort Worth	22,854	17,000	74
Houston	23,350	18,750	80
Jacksonville, Fla.	22,999	14,750	64
Knoxville, Tenn.	22,101	15,683	71
Louisville, Ky.	23,836	20,700	87
Miami	23,480	27,750	118
New Orleans	23,479	27,667	118
Raleigh-Durham, N.C.	20,244	21,500	106
Richmond, Va.	21,722	12,603	58
Tampa, Fla.	22,752	18,500	81
Tulsa, Okla.	22,219	17,250	78
Washington, D.C.	25,011	20,000	80

Region or City	Job Cost	Resale Value	Cost Recouped
Midwest (average)	$25,102	$19,277	77%
Chicago	28,280	22,991	81
Cleveland	26,169	25,000	96
Columbus, Ohio	25,159	24,250	96
Des Moines, Iowa	24,320	15,000	62
Detroit	26,572	26,575	100
Fargo, N.D.	23,179	15,960	69
Grand Rapids, Mich	23,549	13,500	57
Indianapolis	24,866	15,952	64
Kansas City, Mo.	25,042	26,833	107
Madison, Wis.	24,433	12,500	51
Milwaukee	26,139	21,083	81
Minneapolis	27,478	20,000	73
Sioux Falls, S.D.	21,566	15,096	70
St. Louis	26,544	17,500	66
Wichita, Kan.	23,230	16,915	73

Region or City	Job Cost	Resale Value	Cost Recouped
West (average)	$26,467	$25,959	98%
Albuquerque, N.M.	23,636	21,500	91
Boise, Idaho	24,264	17,000	70
Colorado Springs, Colo.	24,005	13,375	56
Denver	24,343	33,333	137
Honolulu	32,296	24,222	75
Las Vegas	28,818	16,000	56
Los Angeles	23,836	29,167	122
Phoenix	26,601	20,500	77
Portland, Ore.	26,473	27,518	104
Sacramento, Calif.	28,188	25,000	89
Salt Lake City	22,484	14,000	62
San Diego	27,809	44,000	158
San Francisco	31,385	46,667	149
Seattle	26,734	31,440	118
Spokane, Wash.	26,132	25,667	98

Region or City	Job Cost	Resale Value	Cost Recouped
National Average	$25,267	$20,869	83%

MASTER SUITE
Homeowners who find privacy appealing will want a master bedroom suite in their home. Those with children will really like the idea. Taking note of these facts, the new-home industry has made master suites standard equipment in the houses they build.

Because they compete with new homes on the market, older homes, too, sell faster when they contain dedicated homeowner retreats. “The resale market is full of stiff competition, so homeowners must be sure to give their home every advantage they can,” says Denver salesperson Jeanne Gschwend.

Our master suite, which includes a bedroom, bath, and separate dressing area, will set homeowners back an average of $39,112 nationwide, but they’ll recoup 82 percent of the construction cost at resale time. Master suites are hottest among buyers in the West, where predicted resale value averages 96 percent.

DESIGN TIPS FOR CONSUMERS

Locate the closet between the sleeping area and the bathroom. This provides a sound buffer and allows a functional sequence of activities.—Boehr
Include plenty of outlets if the master suite will contain exercise equipment. This allows homeowners to move the equipment around periodically.—Kirk
Built-in adjustable reading lights are great for bookworms and eliminate cluttered nightstands.—Rubin

PROJECT DESCRIPTION In a house with two or three bedrooms, add a 24-by-16-foot master bedroom suite over a crawl space. Bedroom will include a walk-in closet. Master bath will have a dressing area, whirlpool tub, separate ceramic tile shower, and double-bowl vanity. Bedroom floor will be carpeted; floor in bath will be ceramic tile.

Region or City	Job Cost	Resale Value	Cost Recouped
East (average)	$41,682	$32,617	78%
Albany, N.Y.	39,162	22,500	57
Baltimore	37,113	27,839	75
Boston	46,316	39,133	84
Burlington, Vt.	33,892	20,300	60
Garden City, N.Y.	48,166	55,000	114
Hartford, Conn.	42,082	17,000	40
Lancaster, Pa.	38,190	24,948	65
Nashua, N.H.	37,061	35,811	97
New Haven, Conn.	42,133	50,000	119
Passaic, N.J.	46,061	22,500	49
Philadelphia	43,729	36,667	84
Pittsburgh	39,997	37,475	94
Providence, R.I.	43,113	31,750	74
Westchester, N.Y.	49,218	41,667	85
Wilmington, Del.	38,992	26,667	68

Region or City	Job Cost	Resale Value	Cost Recouped
South(average)	$34,484	$29,136	84%
Atlanta	36,363	32,667	90
Birmingham, Ala.	33,436	36,667	110
Columbia, S.C.	30,361	25,252	83
Dallas-Fort Worth	34,949	30,000	86
Houston	35,797	30,000	84
Jacksonville, Fla.	35,319	24,700	70
Knoxville, Tenn.	34,042	27,106	80
Louisville, Ky.	36,984	31,187	84
Miami	35,932	38,000	106
New Orleans	34,856	35,667	102
Raleigh-Durham, N.C.	30,613	35,000	114
Richmond, Va.	32,581	24,229	74
Tampa, Fla.	34,765	25,000	72
Tulsa, Okla.	32,961	21,560	65
Washington, D.C.	38,297	20,000	52

Region or City	Job Cost	Resale Value	Cost Recouped
Midwest (average)	$38,435	$26,569	69%
Chicago	43,728	30,199	69
Cleveland	40,943	37,500	92
Columbus, Ohio	38,765	26,250	68
Des Moines, Iowa	37,450	16,000	43
Detroit	41,019	37,875	92
Fargo, N.D.	34,814	25,207	72
Grand Rapids, Mich.	34,462	23,750	69
Indianapolis	38,352	20,672	54
Kansas City, Mo.	37,993	29,167	77
Madison, Wis.	38,419	18,500	48
Milwaukee	40,455	32,322	80
Minneapolis	42,277	30,000	71
Sioux Falls, S.D.	31,851	23,092	72
St. Louis	41,091	25,000	61
Wichita, Kan.	34,904	23,000	66

Region or City	Job Cost	Resale Value	Cost Recouped
West (average)	$41,847	$40,290	96%
Albuquerque, N.M.	35,520	24,850	70
Boise, Idaho	37,766	30,667	81
Colorado Springs, Colo.	36,854	24,750	67
Denver	38,167	47,000	123
Honolulu	54,255	51,540	95
Las Vegas	45,862	38,804	85
Los Angeles	37,574	60,000	160
Phoenix	41,603	29,750	72
Portland, Ore.	41,462	42,253	102
Sacramento, Calif.	44,822	25,000	56
Salt Lake City	35,888	16,000	45
San Diego	43,618	60,250	138
San Francisco	51,524	75,000	146
Seattle	42,404	45,492	107
Spokane, Wash.	40,390	33,000	82

Region or City	Job Cost	Resale Value	Cost Recouped
NationalAverage	$39,112	$32,153	82%

BATHROOM REMODEL
Moving into a house with a dingy old bathroom is a little like putting on someone else's overcoat. It may fit just fine, but it’s never going to feel quite right.

Bathrooms take a beating. And although a fresh coat of paint may freshen up a living room or bedroom, taking the years out of an old bathroom requires a more comprehensive approach.

Our bathroom remodel, essentially a replacement of an existing bath, has an average estimated cost of $9,468. But real estate pros predict most of that investment—73 percent, on average, nationwide—will bounce back when the house is sold.

“Kitchens and baths are the biggest selling points,” says Fargo, N.D., salesperson Rocky Bertsch. Doing the job right is essential, though. “Quality is No. 1, no matter what project you choose to do,” says Denver salesperson Jeanne Gschwend.

DESIGN TIPS FOR CONSUMERS

Use roll-out shelves under the sink to make that space more usable.—Kirk
Line up hooks along a wall to hang towels. They make a colorful impact, and family members will be more likely to hang up their towels.—Boehr
Add a good-quality exhaust fan to the bathroom if none exists.—Rubin

PROJECT DESCRIPTION Update an existing 5-by-9-foot bathroom that’s at least 25 years old with a new standard-sized tub, toilet, and solid-surface vanity counter with integral double sink. Install new lighting, faucets, mirrored medicine cabinet, ceramic tile floor, and ceramic tile walls in the tub-shower area (vinyl wallpaper elsewhere).

Region or City	Job Cost	Resale Value	Cost Recouped
East (average)	$10,111	$7,108	70%
Albany, N.Y.	9,855	3,600	37
Baltimore	9,076	6,759	74
Boston	10,395	6,467	62
Burlington, Vt.	8,539	4,923	58
Garden City, N.Y.	11,541	15,000	130
Hartford, Conn.	10,346	4,187	40
Lancaster, Pa.	9,488	4,553	48
Nashua, N.H.	9,371	4,300	46
New Haven, Conn.	10,326	12,500	121
Passaic, N.J.	10,910	6,750	62
Philadelphia	10,561	7,167	68
Pittsburgh	9,808	9,500	97
Providence, R.I.	10,297	6,750	66
Westchester, N.Y.	11,444	9,000	79
Wilmington, Del.	9,705	5,167	53

Region or City	Job Cost	Resale Value	Cost Recouped
South(average)	$8,323	$6,251	75%
Atlanta	8,635	7,272	84
Birmingham, Ala.	8,152	8,333	102
Columbia, S.C.	7,501	4,887	65
Dallas-Fort Worth	8,344	8,500	102
Houston	8,499	6,500	76
Jacksonville, Fla.	8,338	4,125	49
Knoxville, Tenn.	8,208	5,552	68
Louisville, Ky.	8,846	6,563	74
Miami	8,435	8,850	105
New Orleans	8,565	7,667	90
Raleigh-Durham, N.C.	7,543	3,875	51
Richmond, Va.	8,129	5,835	72
Tampa, Fla.	8,157	5,000	61
Tulsa, Okla.	8,212	4,310	52
Washington, D.C.	9,280	6,500	70

Region or City	Job Cost	Resale Value	Cost Recouped
Midwest (average)	$9,341	$5,949	64%
Chicago	10,547	5,171	49
Cleveland	9,994	6,500	65
Columbus, Ohio	9,309	9,250	99
Des Moines, Iowa	9,210	3,000	33
Detroit	9,999	8,525	85
Fargo, N.D.	8,407	5,732	68
Grand Rapids, Mich.	8,551	5,150	60
Indianapolis	9,061	4,892	54
Kansas City, Mo.	8,905	8,167	92
Madison, Wis.	9,313	2,000	21
Milwaukee	9,767	6,415	66
Minneapolis	10,350	6,000	58
Sioux Falls, S.D.	8,003	6,102	76
St. Louis	9,994	6,000	60
Wichita, Kan.	8,703	6,324	73

Region or City	Job Cost	Resale Value	Cost Recouped
West (average)	$10,096	$8,480	84%
Albuquerque, N.M	8,627	4,650	54
Boise, Idaho	9,310	8,000	86
Colorado Springs, Colo.	8,908	7,087	80
Denver	9,016	6,667	74
Honolulu	12,040	10,836	90
Las Vegas	9,928	8,964	90
Los Angeles	10,986	9,100	83
Phoenix	8,958	7,250	81
Portland, Ore.	10,206	8,745	86
Sacramento, Calif.	10,800	6,500	60
Salt Lake City	9,608	4,500	47
San Diego	10,684	10,500	98
San Francisco	12,162	16,500	136
Seattle	10,211	13,073	128
Spokane, Wash.	9,994	4,833	48

Region or City	Job Cost	Resale Value	Cost Recouped
NationalAverage	$9,468	$6,947	73%

SIDING REPLACEMENT
Real estate salespeople agree that a home in good repair sells faster than a handyman's special. In today’s booming resale market, that may be truer than ever. “Purchasers are all so busy that they want the work done for them,” says Betty F. Davis, an Atlanta broker associate. That should make siding replacement a practical choice for older homes that need a shave and a haircut to compete on the resale market.

But a hot market can work against cosmetic remodels, too. As Boston salesperson Shaun Fitzgerald observes, “Buyers are overlooking smaller items in a grab for more rooms, more square footage, and expensive upgrades.”

Nationwide, real estate salespeople predict homeowners will recoup 71 percent of the cost of a vinyl siding job (payback is 61 percent for painted wood siding), but local and regional preferences are more pronounced than for any other project in our survey. On average, vinyl scores highest in the East and lowest in the West.

DESIGN TIPS FOR CONSUMERS

Replacement siding should be consistent in width with the original siding. If the original siding is not intact, choose a new product that is appropriate to the home's style and age. —Boehr
Painted wood cornerboardsare an economical way to improve the appearance of a vinyl or aluminum siding job.—Rubin
Also consider fiber-cement products for replacement siding. They have a painted finish like wood but cost less, and the finish holds up better.—Rubin

PROJECT DESCRIPTION Replace 1,250 square feet of existing siding with new vinyl siding, including trim.
Option: Use painted wood siding and trim instead of vinyl.

Region or City	Job Cost	Resale Value	Cost Recouped
East (average)	$5,635	$4,422	78%
Albany, N.Y.	5,416	2,800	52
Baltimore	5,065	4,983	98
Boston	6,121	3,500	57
Burlington, Vt.	4,805	2,333	49
Garden City, N.Y.	6,506	8,500	131
Hartford, Conn.	5,653	2,125	38
Lancaster, Pa.	5,308	3,998	75
Nashua, N.H.	5,559	4,280	77
New Haven, Conn.	5,784	7,392	128
Passaic, N.J.	5,899	6,450	109
Philadelphia	5,736	4,600	80
Pittsburgh	5,422	4,000	74
Providence, R.I.	5,763	3,250	56
Westchester, N.Y.	6,112	3,500	57
Wilmington, Del.	5,371	4,624	86

Region or City	Job Cost	Resale Value	Cost Recouped
South (average)	$4,692	$3,568	76%
Atlanta	4,923	4,167	85
Birmingham, Ala.	4,596	4,833	105
Columbia, S.C.	4,137	2,905	70
Dallas-Fort Worth	4,618	3,833	83
Houston	4,692	1,000	21
Jacksonville, Fla.	4,606	2,500	54
Knoxville, Tenn.	4,389	3,328	76
Louisville, Ky.	4,918	3,333	68
Miami	4,886	6,000	123
New Orleans	4,961	4,500	91
Raleigh-Durham, N.C.	4,355	3,478	80
Richmond, Va.	4,681	4,349	93
Tampa, Fla.	4,721	4,300	91
Tulsa, Okla.	4,694	3,500	75
Washington, D.C.	5,206	1,500	29

Region or City	Job Cost	Resale Value	Cost Recouped
Midwest (average)	$5,292	$3,634	69%
Chicago	5,867	3,339	57
Cleveland	5,373	6,250	116
Columbus, Ohio	5,255	4,250	81
Des Moines, Iowa	5,185	3,000	58
Detroit	5,595	4,975	89
Fargo, N.D.	4,871	2,874	59
Grand Rapids, Mich.	4,910	3,500	71
Indianapolis	5,378	1,882	35
Kansas City, Mo.	5,326	3,633	68
Madison, Wis.	5,151	3,000	58
Milwaukee	5,398	3,875	72
Minneapolis 5,254	5,739	3,250	57
Sioux Falls, S.D.	4,930	3,944	80
St. Louis	5,498	2,100	38
Wichita, Kan.	4,903	4,645	95

Region or City	Job Cost	Resale Value	Cost Recouped
West (average)	$5,585	$3,522	63%
Albuquerque, N.M.	4,992	1,250	25
Boise, Idaho	5,132	4,167	81
Colorado Springs, Colo.	5,171	2,425	47
Denver	5,254	2,667	51
Honolulu	6,948	4,865	70
Las Vegas	5,571	2,900	52
Los Angeles	6,000	4,333	72
Phoenix	5,033	3,250	65
Portland, Ore.	5,634	4,159	74
Sacramento, Calif.	5,887	5,000	85
Salt Lake City	4,911	3,500	71
San Diego	5,777	750	13
San Francisco	6,547	3,333	51
Seattle	5,542	5,560	100
Spokane, Wash.	5,374	4,667	87

Region or City	Job Cost	Resale Value	Cost Recouped
National Average	$5,301	$3,787	71

DECK ADDITION
For homeowners looking to add function and fun at minimum cost, deck additions are a cinch. Their simplicity and low cost have made them one of the most common projects homeowners undertake to get more use from their property. And the flexible space they add makes them a must-have feature for many buyers. “People expect decks today,” says salesperson Carol Ann Falasca of Norwalk, Conn.

Not just any deck will help sell a house, though. “Quality counts,” says salesperson Joe Schloegel of Leawood, Kan. “Buyers will pay a premium for things done right, so don’t skimp.” When designed and built by pros, our 16-by-20-foot deck (average cost nationwide, $6,301) should return 70 percent of construction cost at resale. The same deck built of cedar or redwood (average cost, $8,904) will recoup an average of 61 percent of the construction cost.

DESIGN TIPS FOR CONSUMERS

Stain pressure-treated lumber to eliminate that greenish “martian” tint.—Rubin
Consider a painted millwork balustrade to upgrade a deck's appearance.—Rubin
Recess large flowerpots into holes in the deck for a simple planter.—Boehr

PROJECT DESCRIPTION Add a 16-by-20-foot deck of pressure-treated pine supported by 4-by-4-foot posts set into concrete footings. Include a built-in bench, railings, and planter, also of pressure-treated pine. Option: Same as above but built of cedar.

Region or City	Job Cost	Resale Value	Cost Recouped
East (average)	$6,713	$4,797	71%
Albany, N.Y.	6,424	3,000	47
Baltimore	5,968	4,638	78
Boston	7,333	3,783	52
Burlington, Vt.	5,681	3,800	67
Garden City, N.Y.	7,615	9,000	118
Hartford, Conn.	6,874	2,500	36
Lancaster, Pa.	6,247	2,861	46
Nashua, N.H.	6,121	4,050	66
New Haven, Conn.	6,906	7,500	109
Passaic, N.J.	7,199	6,500	90
Philadelphia	6,941	4,833	70
Pittsburgh	6,553	5,750	88
Providence, R.I.	6,889	5,000	73
Westchester, N.Y.	7,482	4,667	62
Wilmington, Del.	6,458	4,067	63

Region or City	Job Cost	Resale Value	Cost Recouped
South(average)	$5,622	$3,660	65%
Atlanta	5,907	3,733	63
Birmingham, Ala.	5,498	6,667	121
Columbia, S.C.	5,119	3,343	65
Dallas-Fort Worth	5,717	4,333	76
Houston	5,766	4,000	69
Jacksonville, Fla.	5,702	2,250	39
Knoxville, Tenn.	5,513	3,485	63
Louisville, Ky.	5,854	3,733	64
Miami	5,778	4,750	82
New Orleans	5,745	4,333	75
Raleigh-Durham, N.C.	5,124	4,500	88
Richmond, Va.	5,463	2,866	52
Tampa, Fla.	5,567	2,250	40
Tulsa, Okla.	5,385	2,150	40
Washington, D.C.	6,189	2,500	40

Region or City	Job Cost	Resale Value	Cost Recouped
Midwest (average)	$6,272	$4,018	64%
Chicago	7,003	4,236	60
Cleveland	6,562	4,750	72
Columbus, Ohio	6,339	5,250	83
Des Moines, Iowa	6,054	3,250	54
Detroit	6,735	5,425	81
Fargo, N.D.	5,624	3,272	58
Grand Rapids, Mich.	5,787	3,250	56
Indianapolis	6,417	3,616	56
Kansas City, Mo.	6,197	5,067	82
Madison, Wis.	6,243	2,250	36
Milwaukee	6,585	4,370	66
Minneapolis	6,925	4,000	58
Sioux Falls, S.D.	5,370	2,954	55
St. Louis	6,637	4,000	60
Wichita, Kan.	5,606	4,573	82

Region or City	Job Cost	Resale Value	Cost Recouped
West (average)	$6,595	$5,066	77%
Albuquerque, N.M.	5,735	2,400	42
Boise, Idaho	5,943	4,000	67
Colorado Springs, Colo.	5,927	2,600	44
Denver	6,026	4,267	71
Honolulu	8,133	4,067	50
Las Vegas	7,115	3,508	49
Los Angeles	5,864	5,667	97
Phoenix	6,596	4,050	61
Portland, Ore.	6,693	6,111	91
Sacramento, Calif.	7,033	7,000	100
Salt Lake City	5,702	2,750	48
San Diego	6,982	8,500	122
San Francisco	7,827	10,333	132
Seattle	6,702	6,641	99
Spokane, Wash.	6,651	4,100	62

Region or City	Job Cost	Resale Value	Cost Recouped
National Average	$6,301	$4,385	70%

WINDOW REPLACEMENT
Windows are a bit like cars; you don’t give them much thought until they break down. But whereas cars have plenty of warning lights, fenestration failure can be more insidious, leading to slowly rising energy bills and rooms that feel draftier each winter. Old, dingy windows cut into a home's sales appeal, too.

“If windows are in poor condition, the return on investment will be at least 100 percent,” says Dallas salesperson John Scarborough. Not every respondent to this year's study was that bullish on replacement windows, but most consider them a sound investment, predicting that owners will recoup 68 percent of project cost if they sell their house within a year. Replacing only the window sashes nets a 59 percent payback. Not surprisingly, windows score high returns in the East, with its chilly winters and aging housing stock, but this project is even more popular in the south.

DESIGN TIPS FOR CONSUMERS

Replacement windows should be at least as large as the windows they replace.—Boehr
When replacing windows, make sure to maintain a drip edge at the top to prevent water from running down the face of the window.—Kirk
View a sample window in person before installation. Avoid ordering directly from brochures; you may find the window differs from your expectations.—Rubin

PROJECT DESCRIPTION Replace 10 existing 3-by-5-foot windows with aluminum-clad windows, including new trim. Replace sash, frames, and casings. Option: Replace sash only; existing frames remain in place.

Region or City	Job Cost	Resale Value	Cost Recouped
East (average)	$6,737	$4,872	72%
Albany, N.Y.	6,518	1,938	30
Baltimore	6,132	5,400	88
Boston	7,347	3,800	52
Burlington, Vt.	5,798	4,600	79
Garden City, N.Y.	7,451	10,000	134
Hartford, Conn.	6,862	2,625	38
Lancaster, Pa.	6,409	2,849	44
Nashua, N.H.	6,282	1,250	20
New Haven, Conn.	6,930	7,000	101
Passaic, N.J.	7,091	6,046	85
Philadelphia	6,905	7,167	104
Pittsburgh	6,541	7,000	107
Providence, R.I.	6,920	4,750	69
Westchester, N.Y.	7,391	3,667	50
Wilmington, Del.	6,472	4,991	77

Region or City	Job Cost	Resale Value	Cost Recouped
South(average)	$5,686	$4,174	73%
Atlanta	5,952	3,000	50
Birmingham, Ala.	5,563	4,667	84
Columbia, S.C.	5,056	4,270	84
Dallas-Fort Worth	5,614	3,667	65
Houston	5,715	4,000	70
Jacksonville, Fla.	5,606	4,000	71
Knoxville, Tenn.	5,332	3,566	67
Louisville, Ky.	5,949	5,167	87
Miami	5,878	9,000	153
New Orleans	5,973	2,833	47
Raleigh-Durham, N.C.	5,311	2,600	49
Richmond, Va.	5,653	3,196	57
Tampa, Fla.	5,699	3,000	53
Tulsa, Okla.	5,706	2,650	46
Washington, D.C.	6,282	7,000	111

Region or City	Job Cost	Resale Value	Cost Recouped
Midwest (average)	$6,375	$3,925	62%
Chicago	7,040	2,922	42
Cleveland	6,551	8,750	134
Columbus, Ohio	6,344	5,500	87
Des Moines, Iowa	6,284	3,100	49
Detroit	6,726	5,300	79
Fargo, N.D.	5,848	2,946	50
Grand Rapids, Mich.	5,894	4,000	68
Indianapolis	6,385	1,437	22
Kansas City, Mo.	6,356	4,333	68
Madison, Wis.	6,204	2,500	40
Milwaukee	6,541	4,802	73
Minneapolis	6,917	3,500	51
Sioux Falls, S.D.	5,930	3,262	55
St. Louis	6,655	2,500	38
Wichita, Kan.	5,951	4,030	68

Region or City	Job Cost	Resale Value	Cost Recouped
West (average)	$6,697	$4,384	65%
Albuquerque, N.	6,074	250	4
Boise, Idaho	6,142	4,667	76
Colorado Springs, Colo.	6,172	3,425	55
Denver	6,242	5,333	85
Honolulu	8,206	5,744	70
Las Vegas	7,200	4,486	62
Los Angeles	6,139	5,067	83
Phoenix	6,733	3,900	58
Portland, Ore.	6,635	4,681	71
Sacramento, Calif.	7,115	5,000	70
Salt Lake City	5,869	4,500	77
San Diego	6,949	5,750	83
San Francisco	7,854	6,618	84
Seattle	6,670	2,833	42
Spokane, Wash.	6,455	3,500	54

Region or City	Job Cost	Resale Value	Cost Recouped
National Average	$6,374	$4,339	68%

HOME OFFICE
The United States is becoming a nation of home offices. The Roper Organization reports that 34 percent of white-collar professionals do at least some work at home. Wired for phones, fax machines, teleconferencing, and Internet access, home offices can be every bit as efficient as the corporate cubicles they replace—minus the commute. That makes them an attractive commodity on the resale market. Nationwide, real estate pros expect our home office conversion to return 64 percent of its $9,602 construction cost.

Most clients prefer a dedicated room for work at home, but associate broker Bill Rothermel, Lancaster, Pa., warns against burning any bridges: “Converting a bedroom to a den or home office can drastically affect the resale value of the house if it can’t easily be converted back to its prior use.”

DESIGN TIPS FOR CONSUMERS

Consider upgrading the lighting; recessed lights on a dimmer combined with task lighting is one possibility.—Rubin
Raise a portion of the cabinetry to 36 inches for stand-up work such as sorting and collating.—Boehr
If you must combine a home office with a spare bedroom, use a Murphy bed or put the desk behind bifold doors.—Kirk

PROJECT DESCRIPTION Convert an existing 12-by-12-foot room to a home office. Install custom cabinets to include desk area, computer workstation, overhead storage, and 20 feet of laminate desktop. Rewire room for computer, fax machine, and other electronic equipment, as well as cable and telephone lines. Include drywall interior and commercial-grade level-loop carpeting.

Region or City	Job Cost	Resale Value	Cost Recouped
East (average)	$10,184	$6,437	63%
Albany, N.Y.	9,875	5,063	51
Baltimore	9,213	6,460	70
Boston	11,069	5,217	47
Burlington, Vt.	8,602	6,000	70
Garden City, N.Y	11,384	13,000	114
Hartford, Conn.	10,391	3,500	34
Lancaster, Pa.	9,643	4,170	43
Nashua, N.H.	9,460	6,500	69
New Haven, Conn.	10,427	11,714	112
Passaic, N.J.	10,671	7,000	66
Philadelphia	10,503	4,500	43
Pittsburgh	9,943	7,250	73
Providence, R.I.	10,496	4,750	45
Westchester, N.Y.	11,291	6,097	54
Wilmington, Del.	9,787	5,333	54

Region or City	Job Cost	Resale Value	Cost Recouped
South(average)	$8,589	$5,877	68%
Atlanta	8,891	4,400	49
Birmingham, Ala.	8,922	6,333	71
Columbia, S.C.	7,832	4,624	59
Dallas-Fort Worth	8,627	4,000	46
Houston	9,066	9,250	102
Jacksonville, Fla.	8,614	2,125	25
Knoxville, Tenn.	8,379	5,571	66
Louisville, Ky.	8,859	8,087	91
Miami	8,640	6,000	69
New Orleans	8,844	7,500	85
Raleigh-Durham, N.C.	7,772	4,500	58
Richmond, Va.	8,250	4,521	55
Tampa, Fla.	8,333	6,000	72
Tulsa, Okla.	8,391	10,750	128
Washington, D.C.	9,421	4,500	48

Region or City	Job Cost	Resale Value	Cost Recouped
Midwest (average)	$9,569	$5,120	54%
Chicago	10,575	1,726	16
Cleveland	9,912	6,000	61
Columbus, Ohio	9,602	9,000	94
Des Moines, Iowa	9,320	4,150	45
Detroit	10,176	8,600	85
Fargo, N.D.	8,715	4,550	52
Grand Rapids, Mich.	8,899	5,000	56
Indianapolis	9,689	5,207	54
Kansas City, Mo.	9,590	6,333	66
Madison, Wis.	9,421	2,000	21
Milwaukee	9,889	6,674	67
Minneapolis	10,758	5,500	51
Sioux Falls, S.D.	8,249	3,918	47
St. Louis	10,019	4,250	42
Wichita, Kan.	8,719	3,885	45

Region or City	Job Cost	Resale Value	Cost Recouped
West (average)	$10,064	$7,020	70%
Albuquerque, N.M.	8,851	2,000	23
Boise, Idaho	9,308	6,167	66
Colorado Springs, Colo.	9,058	4,700	52
Denver	9,159	4,000	44
Honolulu	12,105	9,684	80
Las Vegas	10,950	7,545	69
Los Angeles	9,425	7,833	83
Phoenix	10,058	4,050	40
Portland, Ore.	10,112	8,113	80
Sacramento, Calif.	10,747	7,500	70
Salt Lake City	8,620	5,000	58
San Diego	10,594	15,750	149
San Francisco	11,740	6,000	51
Seattle	10,129	10,960	108
Spokane, Wash.	10,107	6,000	59

Region or City	Job Cost	Resale Value	Cost Recouped
National Average	$9,602	$6,114	64%

CONTRIBUTORS . . .
Resale values for the “1998–99 Cost vs. Value Report” were estimated by the following real estate professionals. REALTOR® Magazine is grateful for their assistance.

East
Carol Alton, Fox & Roach, Devon, Pa.; Peter Anderson, H. Pearce Co., REALTORS®, New Haven, Conn.;Sally and Lou Bachman, Patterson Schwartz, Hockessin, Del.; Phyllis Barbera, Realty USA, Albany, N.Y.;Gary Britton, Prudential-North Star, Nashua, N.H.; Dick Carlson, Carlson Real Estate, Woburn, Mass.;Wallace Czekalski, Czekalski Real Estate Inc., Natrona Heights, Pa.;Joan Denicola, Century 21-Raes Realty Inc., Parsippany, N.J.;Barbara S. Dion, Smith Bell Real Estate, Burlington, Vt.;Betty Ann Dowe, Century 21-Burns, Burlington, Vt.;Frank V. Eddy, Century 21-Eddy, Newington, Conn.;Sandra Engelke, Jaenichen Realty, Garden City, N.Y.;Carol Ann Falasca, Coldwell Banker, Norwalk, Conn.;Shaun Fitzgerald, Fitzgerald Appraisals, Brockton, Mass.;Ron Fox, Kingsway Realty, Lancaster, Pa.; Michael Frolove, Frolove Realty, Ft. Washington, Pa.; Marc Gallant, The Boston Co., Boston; Dick Gilmond, L.S. Realty Inc., Essex Junction, Vt.; Sid Goldenberg, Coldwell Banker-Hunneman & Co., Newton Centre, Mass.;George Groves, RE/MAX- Prime Properties, Scarsdale, N.Y.;Anne Hagen, Anne Hagen’s Village Properties of Garden City, Garden City, N.Y.;Chris Hanes, ERA-Eagle Realty, Baltimore; Betty Holmes, Coldwell Banker-Homesale Services Group, Lancaster, Pa.;Daisy Jackson, Century 21-H.T. Brown, Columbia, Md.;Michael A. Jackson Jr., Blackman & DeStefano, Albany, N.Y.; Bernadette Kahl, Coldwell Banker-Grempler, Ellicott City, Md.;Joseph P. Koribanics, New Jersey Real Estate Group, Clifton, N.J.;Jim Kuntz, Coldwell Banker-Homesale Services Group, Lancaster, Pa.; Judy Lake, Century 21-Rondeau Associates, Bristol, R.I.;Vince Lapenta, ERA-Sargis Breen Real Estate, Newington, Conn.;Gary Leogrande, Nelson-Vrooman Associates, White Plains, N.Y.;Judy Leonelli, Century 21-Millennium, Mendon, Mass.;Anthony J. Maola, Coldwell Banker, Monroeville, Pa.;Tom McPherson, RE/MAX- Properties 1, Nashua, N.H.;Tracy Meyers, Paul W. Meyers Inc., Souderton, Pa.;Mary H. Raymond, Prudential Preferred Properties, Greenville, Del.;Bill Rothermel, RE/MAX Associates of Lancaster, Lancaster, Pa.;Michael Saccoccio, Century 21- Alliance Group, Cranston, R.I.;Bob Sandberg, Coldwell Banker-Prime Property, Albany, N.Y.;Robert Scaralia, RE/MAX-1st Choice, Providence, R.I.;Michael Sexton, H. Pearce Co., REALTORS®, Branford, Conn.;Rob Stallard, RE/MAX-Advantage Real Estate, Beverly, Mass.;Dean Taylor, RE/MAX- Property Professionals, Albany, N.Y.;Dennis Valeas, Realty Executives, Newington, Conn.; Nancy Ware, Century 21-Home Specialists, Baltimore; Pat Warnken, Prudential-Centennial, Scarsdale, N.Y.;Tony Wasilefsky, Prudential-Connecticut Realty, Glastonbury, Conn.;Mary Weille, Stutzmann Realty Inc., Garden City, N.Y.;
Chris West, West Construction, New Canaan, Conn.; Steve White, First State Appraisals Inc., Rehoboth Beach, Del.

South
John Allen, Allen-Van Netta Appraisal, Cary, N.C.;Virgina Bellew, Harry Norman, REALTORS®, Atlanta;Christopher Bellone, Conway Construction and Development Co., New Orleans; Reid Cope, Century 21-Bob Capes, REALTORS®, Lexington, S.C.;Mario D’Agustino, Century 21-Lapon Realty, Miami;Betty F. Davis, Jenny Pruitt & Associates, Atlanta; Steve DeGaris, Edelen & Edelen, REALTORS®, Louisville, Ky.;Archie Harders, Coldwell Banker, Belington, Va.;Gilbert Hensgen, Hodge and Kittrell, Raleigh, N.C., Richmond, Va.; Maurice Hill, 1st Tennessee Realty, Knoxville, Tenn.;Lummie Jones, Napier Old Colony, REALTORS®, Powhatan, Va.;Felicia Kaplan, Gertrude Gardner Inc.; New Orleans;W. Ross Klingberg, AIM Realty Inc., Houston;Johnny L. Leonard, Century 21-Procorps, Tulsa, Okla.;Len Levin, RE/MAX Realty, Birmingham, Ala.; John Marshall, Elite, REALTORS®, Louisville, Ky.; Ann Meng, Buy the Beach, Miami Beach, Fla.;Lee Norville, Norville Realty Inc.; Jacksonville, Fla.;Peggy Ogilvie, Johnson-Rast & Hays, Birmingham, Ala.;Gregory Pape, Abio & Associates, Dallas;Tom Roche, Roche Construction Co., New Orleans; Irby Rozelle, Madeline O’Brien Inc., Houston; Glenna Rubin, Coldwell Banker, Tampa, Fla.;Dave Santi, RE/MAX- Preferred Properties Inc., Knoxville, Tenn.;Susie Satterfield, Coldwell Banker, Columbia, S.C.;John Scarborough, Crosson Dannis Inc., Dallas;Albert E. Schall, Century 21-A. Schall, Jacksonville, Fla.;Jorene Schretzmeiyer, Coldwell Banker, Tampa, Fla.;Kent Settlemyer, Tipton & Associates, Knoxville, Tenn.;Mary Lou Shannon, Long & Foster, Bethesda, Md.; Timothy B. Smith, Century 21-Pro Corps, Tulsa, Okla.;David Stainback, Century 21-Atlanta North, Roswell, Ga.; William J. Teefey, French & Co., Richmond, Va.;Bill Templin, Bagly Construction, Birmingham, Ala.; Darrell Weaver, RE/MAX-Properties East, Louisville, Ky.;Sherryl Wesson, Ebby Halliday, REALTORS®, Dallas

Midwest
Cam Benson, Wildwood Caravan Realty Inc., Chicago; Rocky Bertsch, Advantage Realty Fargo, Fargo, N.D.;Cecily Bliesath, Century 21-Town & Country, Birmingham, Mich.;Gene R. Brockmeyer, Century 21-Brockmeyer & Associates, Dublin, Ohio;Robin Burgard, Century 21-Advantage, Sioux Falls, S.D.;Ted Butz, F.C. Tucker Co., Carmel, Ind.;Nancy Carpenter, Ogden & Co. Inc., Milwaukee;Sandy Coldsnow, RE/MAX-First, REALTORS®, Overland Park, Kan.;Joe Debbrecht, RE/MAX-Realty Centre, Wichita, Kan.; Sandi Denner, Crown III Realty, Wichita, Kan.;Ray Dennis, Coldwell Banker-Mid America Group, West Des Moines, Iowa;Edythe Eisenberg, Prudential-Alliance, REALTORS®, St. Louis;Tom Elson, J.P. Wiegand & Sons Inc., Wichita, Kan.;David Franson, Century 21, West Allis, Wis.; Marge Houser, RE/MAX- Opportunities Inc., Ankeny, Iowa;Sarah Huff, F.C. Tucker Co., Indianapolis;Steve Johnson, Century 21-First Real Estate,
Sioux Falls, S.D.;Therese Kasemodel, Shorewest, REALTORS®, Wauwatosa, Wis.;Pat Kearn-Davis, RE/MAX- Capital Center, Columbus, Ohio;Myron Klaassen, Plaza Real Estate, Wichita, Kan.;Scott Kuesel, Century 21-Alliance, Glendale, Wis.; Kevin L. Kuiper, RE/MAX-Professionals, Sioux Falls, S.D.;Dianna Liutkus, ERA-Lentz Euclid, Euclid, Ohio;Richard Malsch, First Weber Group Inc., Madison, Wis.;Doug G. Mason, Coldwell Banker-Preferred, REALTORS®, Plymouth, Mich.;Joan McFadden, J.D. Reece, Leawood, Kan.;Kay V. McNabb, Realty One, Mentor, Ohio;Don Moriarty, RE/MAX-Preferred, Greenwood, Ind.;Eric Pilarcik, Coldwell Banker, Clarkston, Mich.;Laverne Rusk, Century 21-Town & Country, Birmingham, Mich.;Jack Sartore, Adams & Myers, REALTORS®, Chicago;
Joe Schloegel, RE/MAX-State Line, Leawood, Kan.;Kim Sheridan, Park Co., REALTORS®-Better Homes & Gardens, Fargo, N.D.;Roxanne Skildum, Coldwell Banker-Burnet, White Bear Lake, Minn.;Steven Snyder, Ridgemoor Realty, St. Louis;John Sprafka, Coldwell Banker-Sprafka Realty, Oak Park, Ill.; Tina Sprich, Fletcher Realty, E. Grand Rapids, Mich.;Dan Sweeney, J.C. Nichols Real Estate, Kansas City, Mo.;Jim Tice, Century 21-Luger Realty, Edina, Minn.;Gary Tritz, First Weber Group Inc., Madison, Wis.;Pat Vredevoogd, AJS Realty, Grand Rapids, Mich.

West
Jim Alenius, Coldwell Banker-Moore & Co., Greenwood Village, Colo.;Steve Anderson, Prudential-Northwest Properties, Portland, Ore.;John Asdourian, McGuire Real Estate, San Francisco;Dale Beliveau, Century 21-Able, San Diego; Lois Chemistruck, Realty World-Five Star Realty, Albuquerque, N.M.;John Closson, John Aaroe & Associates, Pacific Palisades, Calif.;Robert Comeau, Coldwell Banker-Premier, Las Vegas;Mike Crowley, Spokane Home Buyers, Spokane, Wash.;Jim Dawson, Dawson Residential, Boise, Idaho;Tom Denend, Windermere Real Estate, Vashon Island, Wash.;Stephanie Draper, Frank Howard Allen, REALTORS®, San Rafael, Calif.;Helen Dumas, Realty Executives, Phoenix; Frank Durante, RE/MAX, Sacramento, Calif.;Lois Durkee, Prudential-Southwest, Las Vegas;Tani Erickson, Windermere Real Estate, Vashon Island, Wash.;Glenn Farrell, John L. Scott, Portland, Ore.;Jim Feely, Allan Dennis Inc., Mercer Island, Wash.;Shirley Foien, Cheney Realty Inc., Cheney, Wash.;Vicki Fulkerson, Hidden Valley Real Estate, Draper, Utah;Bill Goodheart, Goodheart Realty Inc., Phoenix;Jeanne Gschwend, Coldwell Banker-Moore & Co., Denver;Steve Herrick, Homeland Realty, Boise, Idaho;Don Hines, Windermere Real Estate, Seattle; Peggy Hoag, Prudential-Northwest Properties, Beaverton, Ore.;Frank E. Howard, Heritage, REALTORS®, Colorado Springs, Colo.;Ron Hyde, The Hasson Co., Portland, Ore.;Tom andJulia Jeffries, Realty Executives, Phoenix; Ron Losch, Coldwell Banker, Los Angeles;Larry Martin, Coldwell Banker-Walker & Co., Colorado Springs, Colo.;Norman Noguchi, Marcus & Associates Inc., Honolulu;Ginny Ollis, Prudential-California Realty, San Diego;John Pentecost, Century 21-Adams & Barnes, Los Angeles;Scott Pexton, Chapman Richards, Salt Lake City;Jim Rice, Century 21-Frontier, Boise, Idaho;Eileen Rodell, Century 21-Select, Orangevale, Calif.;Mary Jo Sarason, Unica Real Estate, Albuquerque, N.M.; Wayne Savage, Shared Realty, Las Vegas;
John Shearer, RE/MAX-Citywide, Spokane, Wash.;Clark Thompson, Solomon Wilmington & Associates, Orinda, Calif.;Jim Tiedemann, Washington Mutual, Colorado Springs, Colo.;Bill Weihmiller, Coldwell Banker-Walker & Co., Colorado Springs, Colo.; Daniel Weingast, DMW Realty & Development, Boulder, Colo.; Risa Wonsyld, Glenn Taylor, REALTORS®-Better Homes & Gardens, Hood River, Ore.; Sharon A. Young, Lakeshore Appraisals Inc., Salt Lake City

Cost estimate Contributors
Larry Constant
J.J. Swartz Co.
Decatur, Ill.

Craftsman Books
Carlsbad, Calif.

HomeTech
Information Systems
Bethesda, Md.

R.S. Means
Kingston, Mass.

Design Tip Contributors
George Kirk
Kirk Development Co. Phoenix

Jeffrey S. Rubin, aia
Bethesda, Md.

Kay Miller Boehr
Shaw Hofstra & Associates
Kansas City, Mo.

> ]