Planning home improvements in Oklahoma? Smart homeowners ask: “What’s the return on investment?” Whether selling soon or staying long-term, understanding which projects deliver the best ROI helps you make informed decisions about where to invest your home improvement dollars.
This comprehensive guide examines Oklahoma-specific ROI for popular home improvement projects, considering our real estate market, climate challenges, and buyer preferences.
Understanding Home Improvement ROI
Two Types of Return
Resale ROI: Percentage of project cost recouped when selling your home
- Formula: (Increased Home Value ÷ Project Cost) × 100
- Example: $10,000 kitchen remodel increases value $8,000 = 80% ROI
Use-Value ROI: Benefits you enjoy while living in home
- Energy savings
- Reduced maintenance costs
- Improved quality of life
- Personal enjoyment
Both matter: Even low-resale-ROI projects may offer high use-value ROI and vice versa.
Oklahoma Market Considerations
Factors affecting Oklahoma ROI:
- Moderate home prices (compared to coastal markets)
- Strong but not overheated real estate market
- Climate-driven necessities (storm resistance, HVAC efficiency)
- Buyer priorities (practical over luxury features)
- Competitive inventory in popular suburbs
General Oklahoma trend: Practical improvements outperform luxury upgrades for resale ROI.
High-ROI Projects (75-100%+ Return)
1. Minor Kitchen Remodel (80-85% ROI)
Project scope:
- Cabinet refacing or painting (not replacement)
- New countertops (laminate or mid-range quartz)
- Updated backsplash
- New sink and faucet
- Fresh paint
- Updated hardware
- Energy-efficient lighting
Average cost in Oklahoma: $15,000-$25,000 Value added: $12,000-$21,000 ROI: 80-85%
Why high ROI: Kitchen updates dramatically improve appearance without massive investment. Buyers prioritize kitchens but budget-conscious Oklahoma buyers don’t expect luxury.
Oklahoma considerations:
- Modern, clean kitchens sell faster
- Energy-efficient appliances valued in our climate
- Neutral colors appeal to broad buyer pool
2. Bathroom Remodel (75-80% ROI)
Project scope:
- New vanity and countertop
- Updated toilet
- Tub or shower refresh (not complete replacement)
- New flooring (tile or LVP)
- Modern lighting
- Fresh paint
- Updated fixtures
Average cost in Oklahoma: $12,000-$20,000 Value added: $9,000-$16,000 ROI: 75-80%
Why high ROI: Bathrooms are second-most-important rooms to buyers. Modern, functional bathrooms sell homes.
Oklahoma considerations:
- Multiple bathrooms more valuable than single luxury bath
- Water-efficient fixtures valued
- Mold-resistant materials important in Oklahoma humidity
3. New Roof (70-80% ROI)
Project scope:
- Complete roof replacement
- Quality architectural shingles (or better)
- Proper ventilation
- Updated flashing and boots
- Matching color to home
Average cost in Oklahoma: $8,000-$16,000 Value added: $6,000-$13,000 ROI: 70-80%
Why high ROI: Roof replacement is necessity in Oklahoma (hail damage, storm exposure). New roof removes buyer objection and fear of immediate expense.
Oklahoma considerations:
- Class 4 impact-resistant shingles add value
- New roof often requirement for sale financing
- Transferable warranties increase buyer confidence
- Especially high ROI if current roof shows hail damage
Use-value ROI: Prevents water damage (saves thousands), reduces insurance costs (hail-resistant discounts), eliminates stress of roof failure.
4. Fresh Exterior Paint (75-90% ROI)
Project scope:
- Professional exterior painting
- Pressure washing first
- Two coats quality paint
- Trim and detail work
- Neutral, appealing colors
Average cost in Oklahoma: $3,000-$6,000 Value added: $2,500-$5,500 ROI: 75-90%
Why high ROI: Low cost, dramatic impact on curb appeal. Fresh paint makes home look well-maintained.
Oklahoma considerations:
- Faded paint common in Oklahoma sun
- Fresh paint protects from weather
- Neutral colors (grays, tans, whites) most appealing
- Quality paint withstands Oklahoma weather better
5. Garage Door Replacement (90-100% ROI)
Project scope:
- New insulated garage door
- Automatic opener (if needed)
- Windows for light
- Modern style to match home
Average cost in Oklahoma: $1,500-$3,500 Value added: $1,400-$3,500 ROI: 90-100%
Why highest ROI: Garage doors highly visible, inexpensive project, dramatic improvement, energy savings with insulation.
Oklahoma considerations:
- Wind-rated doors important for storms
- Insulated doors reduce energy costs (attached garages)
- Modern doors significantly improve curb appeal
Good-ROI Projects (60-75% Return)
6. Deck or Patio Addition (60-70% ROI)
Project scope:
- 16×20 wood deck or stamped concrete patio
- Quality materials and construction
- Proper drainage and base prep
- Coordinating with home style
Average cost in Oklahoma: $5,000-$12,000 Value added: $3,500-$8,500 ROI: 60-70%
Why good ROI: Outdoor living space valued in Oklahoma’s pleasant spring and fall weather. Expands usable square footage.
Oklahoma considerations:
- Covered patios more valuable (shade needed)
- Proper drainage critical in Oklahoma clay soil
- Maintenance-free materials (composite decking, stamped concrete) preferred
Use-value ROI: High—outdoor entertainment space enjoyed for years.
7. Window Replacement (65-75% ROI)
Project scope:
- Energy-efficient replacement windows
- Quality vinyl or fiberglass frames
- Low-E glass, argon-filled
- Professional installation
Average cost in Oklahoma: $8,000-$15,000 (whole house) Value added: $5,500-$11,000 ROI: 65-75%
Why good ROI: Energy savings, improved appearance, reduced maintenance (no painting).
Oklahoma considerations:
- High ROI in Oklahoma climate (hot summers, cold winters)
- Energy savings $200-$400 annually
- Impact-resistant glass valuable (hail protection)
- 8-10 year payback through energy savings
8. Siding Replacement (65-75% ROI)
Project scope:
- Full siding replacement
- Quality vinyl or fiber cement
- Updated trim and details
- House wrap and insulation improvements
Average cost in Oklahoma: $10,000-$18,000 Value added: $7,000-$13,500 ROI: 65-75%
Why good ROI: Dramatic curb appeal improvement, protection from Oklahoma weather, maintenance reduction.
Oklahoma considerations:
- Storm-damaged siding common (hail, wind)
- Fiber cement highly durable for Oklahoma climate
- Fresh siding transforms home appearance
9. Attic Insulation (70-100% ROI from energy savings)
Project scope:
- Blow-in or batt insulation
- R-38 to R-49 (Oklahoma recommendation)
- Proper ventilation
- Air sealing
Average cost in Oklahoma: $1,500-$3,500 Energy savings: $300-$600 annually Payback period: 3-6 years Long-term ROI: 100%+ through energy savings
Why good ROI: Low cost, high energy savings in Oklahoma’s extreme temperatures, improved comfort.
Oklahoma considerations:
- Summer attic temperatures exceed 150°F
- Proper insulation reduces cooling costs 20-30%
- Many Oklahoma homes under-insulated
- Oklahoma Gas rebates available
Moderate-ROI Projects (50-60% Return)
10. Major Kitchen Remodel (55-65% ROI)
Project scope:
- New cabinets (semi-custom or custom)
- High-end countertops (quartz, granite)
- New appliances (mid-to-high-end)
- Flooring replacement
- Lighting upgrades
- Possible layout changes
Average cost in Oklahoma: $45,000-$75,000 Value added: $25,000-$45,000 ROI: 55-65%
Why moderate ROI: High cost doesn’t translate to proportional value increase in Oklahoma’s moderate price market.
When worth it:
- Forever home (use-value high)
- Competing in upscale neighborhoods
- Kitchen severely outdated or dysfunctional
Oklahoma reality: $50,000 kitchen doesn’t add $50,000 to home value. Luxury finishes don’t command premium in most Oklahoma neighborhoods.
11. Master Suite Addition (50-60% ROI)
Project scope:
- Bedroom addition (300-400 sq ft)
- Full bathroom
- Walk-in closet
- Proper foundation, roofing, HVAC
Average cost in Oklahoma: $75,000-$120,000 Value added: $40,000-$70,000 ROI: 50-60%
Why moderate ROI: High cost for square footage added. Not all buyers value extra space enough to recoup cost.
When worth it:
- One-bathroom home (second bath critical)
- Cramped master in otherwise nice home
- Long-term ownership planned
12. Basement Finishing (55-70% ROI)
Project scope:
- Finishing unfinished basement
- Bedroom(s) and bathroom
- Recreation/living space
- Egress windows (code requirement)
- HVAC extension
Average cost in Oklahoma: $30,000-$65,000 Value added: $20,000-$45,000 ROI: 55-70%
Why moderate ROI: Added square footage but not as valued as main-floor space. Basements less common/desirable in Oklahoma (limited stock).
Oklahoma considerations:
- Basements rare in Oklahoma
- Tornado shelter value
- Extra living space without addition
Low-ROI Projects (Under 50% Return)
Swimming Pool (30-40% ROI)
Average cost in Oklahoma: $30,000-$60,000+ Value added: $10,000-$25,000 ROI: 30-40%
Why low ROI:
- Many buyers see pools as maintenance burden
- Limits buyer pool (families with young kids concerned)
- High insurance and maintenance costs
- Oklahoma season limited (4-5 months realistically)
When makes sense: Personal enjoyment, forever home, luxury property where pools expected.
Upscale Bathroom Remodel (50-55% ROI)
Average cost: $40,000-$60,000+ Value added: $20,000-$32,000 ROI: 50-55%
Why low ROI: Luxury bathroom features (steam showers, heated floors, high-end tile) don’t command premium in most Oklahoma markets.
Home Office Addition (45-55% ROI)
Average cost: $20,000-$35,000 Value added: $10,000-$19,000 ROI: 45-55%
Why low ROI: Single-purpose room less valuable than flexible space. Many buyers prefer different layout.
Oklahoma-Specific High-Value Improvements
Storm Protection Upgrades
Impact-resistant roofing:
- Cost: 15-20% more than standard
- Insurance discounts: 10-30% on premiums
- Payback: 3-5 years through insurance savings
- Resale value: High in hail-prone areas
Impact-resistant windows:
- Cost: 20-30% more than standard
- Insurance discounts: Variable
- Storm protection value: Significant
- Buyer appeal: High in Oklahoma
Energy Efficiency Improvements
Oklahoma’s extreme temperatures make efficiency upgrades valuable:
High-efficiency HVAC:
- 20 SEER+ systems
- Reduce cooling costs 30-40%
- Improved comfort
- 8-12 year payback
Smart thermostats:
- Cost: $200-$300
- Savings: $100-$200 annually
- Payback: 1-2 years
- Modern buyer appeal
Foundation Drainage Solutions
Proper grading and drainage:
- Prevents $5,000-$25,000 foundation repairs
- Essential in Oklahoma clay soil
- Buyers value foundation protection
- Often overlooked but critical
Timing Your Projects for Maximum ROI
Before Listing Home for Sale
High-impact, quick projects (1-3 months before listing):
- Fresh exterior paint
- Minor kitchen updates
- Bathroom updates
- Deep cleaning and decluttering
- Landscaping improvements
- Minor repairs (doors, hardware, caulking)
Avoid just before sale:
- Major remodels (won’t recoup cost)
- Personal preference projects
- Anything requiring breaking walls
Long-Term Ownership
Prioritize use-value ROI:
- Projects you’ll enjoy for years
- Energy efficiency (saves money ongoing)
- Maintenance reduction
- Quality-of-life improvements
Balance enjoyment and resale value:
- Choose finishes with broad appeal
- Avoid overly personal/unusual choices
- Invest in quality that lasts
Making Smart Investment Decisions
Questions to Ask Before Any Project
- How long will we live here? (Longer = more focus on use-value)
- What’s our primary goal? (Enjoyment vs. resale)
- How does our home compare to neighborhood? (Don’t over-improve)
- What’s our total budget? (Prioritize multiple small projects vs. one large)
- Are there necessary repairs? (Fix problems before cosmetic upgrades)
The Over-Improvement Trap
Avoid making your home the most expensive in neighborhood:
- Hard to recoup investment
- Price ceiling set by surrounding homes
- Buyers won’t pay $50k premium for upgrades
Better strategy: Match or slightly exceed neighborhood average.
