Big-ticket fixes and renovations like a gourmet kitchen remodel, spa bath, primary-suite addition, replacing a roof that is not leaking, new pool, garage conversion, and brand new carpet barely increase Georgia home values. Save the cash; slap on paint and tidy the yard instead. According to 2024 cost-vs-value data and what buyers actually ask for in metro Atlanta and across the state, these seven projects rarely pay you back at the closing table.
1. Gourmet Kitchen Gut-Job
An upscale, down-to-the-studs renovation costs roughly $155K in the South Atlantic but returns only about 34% at resale. Buyers love a fresh look, sure—but they’d rather add their own finishes than pay top dollar for yours. Light cosmetic updates (paint, new pulls, modern lighting) get the job done for a fraction of the price.
2. Spa-Style Bathroom Overhaul
High-end tile, a freestanding tub, and smart showers feel luxurious, yet an upscale bath remodel recoups just ~42% in Georgia markets. If the existing bath is functional, stick to replacing dated fixtures and re-grouting.
3. Primary-Suite Addition
Combining bedrooms—or adding a big bump-out—for a luxury owner’s suite eats up $320K+ and returns barely 22%. Plus, losing a bedroom can actually drop your appraised value in many Cherokee, Cobb, and Fulton County comps.
4. Full Roof Replacement (When It Isn’t Leaking)
A new asphalt-shingle roof averages $30K but pays back only ~60%. Georgia inspectors flag leaks and major age issues, yet a mid-life roof that passes inspection doesn’t scare buyers—so don’t tear it off just to “freshen the look.”
5. In-Ground Swimming Pool
Cool on a July afternoon, cold on your ROI. Southern Living reports most pools recoup less than 50% of their cost, and many buyers walk away over the maintenance hassle and higher insurance premiums.
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6. Garage Conversion
Turning a two-car garage into a playroom or extra bedroom feels practical, but Atlanta-area buyers still value secure parking. Conversions typically return under half their cost and can ding curb appeal.
7. Wall-to-Wall Carpet Installation
Brand-new carpet rarely wows today’s Georgia shoppers-hardwoods and LVP rule. Carpet can even trigger allergy concerns. Save money: deep-clean what you have or replace with neutral LVP in high-traffic zones.
Bottom Line
Skip the big-ticket vanity projects. Focus on first-impression winners, fresh paint, squeaky-clean HVAC service, tidy landscaping, and a new steel entry door (ROI near 200%). Your wallet and your future buyer will thank you.