The Real Return on a Remodel: What North Shore Buyers Actually Pay For

Every year Remodeling Magazine publishes its 'Cost vs. Value' report. It's a useful directional tool — but the percentages are national averages that don't reflect what we see in Highwood, Highland Park, Glencoe or Lake Forest.

We work closely with several local realtors, and we've collected our own data from 87 of our clients who sold their homes within 7 years of completing a remodel with us. Here's what the actual numbers look like.

Kitchen remodels: 78–96% recoup. A well-executed kitchen recoups dramatically more on the North Shore than nationally (national average is 60-70%). The reason is simple: North Shore buyers will not consider homes with dated kitchens at full asking price. A great kitchen is table stakes.

Primary bathroom renovations: 72–88% recoup. Spa-grade primary baths perform exceptionally well. Mid-range primary baths recoup more modestly. The key driver is finish level relative to neighborhood comparables.

Whole-home remodels: 85–105% recoup. This is the surprise. A comprehensive whole-home remodel on the North Shore typically recoups close to or above its full cost. The reason: buyers in this market are increasingly time-poor and unwilling to take on a major project themselves.

Additions: 65–80% recoup. Additions perform less well as pure ROI — but they generate years of family enjoyment that doesn't show up on a spreadsheet. Build for life, not for resale.

Basement finishing: 55–70% recoup. Finished basements add value, but rarely recoup their full cost. Worth it for the lifestyle benefit.

The biggest mistake we see: Over-improving for the neighborhood. A $400,000 kitchen in a $1.2M home will not recoup as well as a $180,000 kitchen in the same home. Match your investment to your neighborhood's price ceiling.

Want a candid conversation about ROI for your specific home? We're happy to walk through it before you spend a dollar.

— James Neth, Founder