Thought about re-modeling your home? Maybe adding a home office or new cabinets in the kitchen? Perhaps you thought about turning that garage into a family room or finishing a new room in the attic. Since re-model and upgrade projects have such a big impact on re-sale value, I though it might be worth a few lines to help with some insight from an old house peddler.

In November 1998 Realtor Magazine and Remodeling Magazine published their list of remodeling projects and costs that return the best value when you sell your home. I have selected the top five to share with you here. Cost recovery numbers are based on Seattle data, which is a little inflated over much of Pierce County, but the message is clear.

A minor kitchen re-model gets top rating returning between 108% and 148% of your investment. In this area the cost will be about $9,362.

The third best return is a major kitchen remodel, which will probably cost about $25,976 and return between 92% and 128%. The major re-model is described as including new cabinets, appliances, countertops, flooring and lighting.

Adding an additional bathroom is second only to the kitchen. It will cost about $13,432 in this area but it will return 101% and 134%. Single bathroom homes are just harder to sell for top dollar.

Remodeling and upgrading your existing bathrooms rates fourth carrying a cost of about $10,211 and providing a return of up to 128%

Attic bedrooms rated fifth with a 118% return on a $26,734 investment. These are usually easy but dont forget to consider a bathroom too.

For my nickel, adding a family room or adding a master suite tie with attic bedrooms for fifth place. Family rooms are less expensive but the return is only about 101% compared to about 107% for a master suite.

If your best choice for either is to convert your garage, be sure that you have enough room to build another one. You will reduce the value of your property by at least $7,000 per stall without a garage.

Part of my service to sellers is a free analysis of your home and the potential return of contemplated upgrades. Contact me, I can save you a bunch of time and money.