A home in the midst of renovation, showing ladders, raw wood finishes, and painted drywall

Thinking of Buying a Fixer-Upper?

The idea of buying a charming fixer-upper in the Midwest can be intoxicating. Hardwood under carpet? Exposed brick waiting to shine? Throw in a couple of power tools and a Pinterest board, and suddenly you’re halfway to your own HGTV show.

But here’s the reality no one romanticizes: not all renovations pay off -especially in Indiana. Some upgrades boost your home’s resale value and make life easier. Others? Expensive money pits that buyers barely notice.

If you’re thinking of buying a home to renovate -or you’re staring down a project list on your current one- read this first. I’m here to break down the best (and worst) renovation investments in Columbus and the Midwest.

The 4 Best Renovation Investments in Indiana

1. Kitchens That Work, Not Just “Wow”

A smart kitchen remodel consistently offers one of the best returns in Indiana. But here’s the twist: you don’t need to gut the whole space to win.

What works in the Midwest:

  • Updated cabinets (even painted!)

  • Modern, energy-efficient appliances

  • New countertops (laminate still wins on cost-to-value in our market)

  • Better lighting and layout

ROI in Indiana: 70–80% for midrange updates. Focus on function, not flashy.

2. Energy Efficiency Upgrades

Here in Columbus, where winters are cold and summers are sticky, buyers love anything that cuts utility costs.

Top value-boosters:

  • New windows

  • Insulation upgrades (especially in attics and crawl spaces)

  • High-efficiency HVAC systems

These aren’t sexy -but they sell.

ROI in Indiana: Up to 100% or more, especially when buyers see lower bills right away.

3. Minor Bathroom Updates

Think replacing that pink tile, updating vanities, swapping light fixtures -not expanding the room.

The sweet spot: Clean, simple, and move-in ready.

ROI in Indiana: 60–70%. Skip luxury spa vibes -most buyers just want clean and updated.

4. Curb Appeal That Actually Appeals

In the Midwest, first impressions matter. A new front door, tidy landscaping, or fresh siding makes buyers feel like a home’s been well cared for -even before they step inside.

Midwest curb appeal wins:

  • Low-maintenance landscaping

  • Sturdy front porch or entry updates

  • Neutral, updated paint or siding

ROI in Indiana: 75–90%, and it can help your house sell faster.

The 4 Worst Renovation Investments in Indiana

1. Luxury Upgrades in a Modest Neighborhood

Installing high-end appliances, imported tile, or quartz everything might feel exciting -but if your neighborhood’s average home value doesn’t support it, you won’t see that money back.

Why it flops: Buyers won’t pay extra for features they weren’t looking for to begin with.

2. Full Basement Finishes (Unless You’ll Use It First)

Basements are tricky. While finishing one can increase usable space, it’s costly -and not all buyers see it as true “livable” space unless it’s up to code.

Why it flops: The cost per square foot often outweighs what buyers are willing to pay for a finished basement.

3. Over-the-Top Smart Home Additions

A few smart features (like a thermostat or doorbell cam)? Great. A full-on smart house with complicated wiring? That’s where buyers get nervous.

Why it flops: Midwest buyers prefer reliable and simple over cutting-edge complexity.

4. Swimming Pools

Yes, even in the summer heat. In Indiana, pools often come with more liability and maintenance headaches than enjoyment -especially in homes under $500K.

Why it flops: Higher insurance, higher upkeep, and a smaller pool (pun intended) of interested buyers.

Renovate Smart, Not Just Big

The best renovations are the ones that:

  • Improve how the home feels and functions

  • Align with your neighborhood’s value range

  • Appeal to most buyers -not just you

  • Don’t force you to over-improve your home beyond what the market will support

If you’re buying a fixer-upper in Columbus, Indiana -or already own one- it pays to zoom out before you dive head first into demo.

Let’s Talk Before You Swing a Sledgehammer

Renovations can be powerful wealth-building tools… or expensive regrets. If you want help evaluating what’s worth your time (and budget), I’d love to guide you through it.

I don’t just sell homes -I help buyers and owners make smart choices that pay off.