If you’re planning a kitchen remodel, resale value is likely part of the equation. To take the guesswork out of it, we asked a panel of real estate agents which high-end upgrades actually deliver return on investment, and which ones aren’t worth the splurge.

Here, they offer their expert take so you can prioritize what pays off.

Is It A High-End Kitchen Upgrade Really Worth It?

At the end of the day, the answer seems to be an enthusiastic yes.

“If the kitchen is clean, updated, and well-kept, buyers will assume the rest of the house is too,” says real estate agent Jessa Teel.

However, agents emphasize that the payoff varies from feature to feature. Some expensive features underdeliver, while other simpler updates can punch above their weight.

First up, four upgrades agents say always justify their investment.

4 Upgrades Worth Making

If you’re dead set on upgrading, start with any of these expert-approved areas.

Cabinetry

With the amount of real estate they take up, cabinets arguably have the biggest impact on a kitchen’s overall look and feel. Which is why Teel says refreshing them is one of the smartest updates you can make.

That said, a full cabinet demo isn’t always necessary for a strong return. Teel points out that swapping pulls, or painting or refacing, can come surprisingly close to the payoff of new cabinetry.

“It really depends on the condition of the cabinetry itself,” she says. “Refacing cabinetry is a best-value way to update it without spending an arm and a leg installing all-new.”

If you’re tempted by the prospect of ripping out old cabinets and resorting to lower-cost open shelving, Teel recommends staying away from open shelving or glass cabinetry to keep your space from looking cluttered.

Countertops

“Countertops are one of the most expensive kitchen upgrades, but you will see the most ROI here,” Teel says.

Though marble carries undeniable luxury appeal, its upkeep can deter certain buyers, making slightly less costly, lower-maintenance options a better resale strategy.

Quartzite and porcelain are dependable middle-ground choices, while butcher block remains an even more budget-friendly option with broad appeal.

Lighting

Compared to more expressive spaces like dining rooms and entryways, kitchen lighting is often underestimated, but Teel insists it’s not an area to skimp on.

Teel recommends starting by updating existing lighting fixtures, then potentially adding lighting where it’s lacking, such as over the kitchen sink or in a dining nook. Teel calls such an approach “layered lighting” which allows for flexibility, especially when paired with dimmers.

Flooring

At this day in age, Teel recommends considering an engineered wood flooring as a way to layer in natural warmth since so many are waterproof or water-resistant.

“Outdated flooring can really date the whole space,” she says. ”No one wants to be on their hands and knees cleaning grout.”

3 Upgrades It’s Okay to Skip

If you’re set on a reno, but still looking for places to save money, our experts gave us these upgrades you’re probably better off without.

Fancy Appliances

While there’s nothing wrong with loving the hush of a near-silent dishwasher or the craftsmanship of an Italian-imported stove, know that many buyers won’t feel compelled to pay a premium for one.

“If appliances truly need to be replaced, go for a tried-and-true brand, but stay basic,” Teel says. “A buyer may or may not care about appliances with bells and whistles and you won’t make your money back on them.”

Opening Up Walls

Short of a few, rare floorplans where the kitchen really does need to be freed from its boxed-in footprint, opening up your kitchen to your living and dining room isn’t necessarily where you’ll see a return.

“Not every buyer wants an open concept kitchen and it can compromise the structural integrity of your home,” says Teel. “Lean into the style of your home’s build and don’t try to make it what it isn’t.”

In many older homes, taking down upper cabinets that separate the kitchen from the dining room can open things up considerably, making it essentially a no-cost update that can modernize a home in an instant.

Anything Too Custom

“If a client is working within a tighter budget, I always advise against over-investing in highly personal or overly detailed finishes like intricate or expensive backsplashes,” says real estate agent Shelton Wilder.

You may not feel passionate about white subway tile and white quartz countertops, but few buyers feel strongly against them either, giving them strong move-in-ready appeal and resale value.

Should You Really Upgrade to A High-End Kitchen? What Real Estate Pros want Homeowners to Know by Marisa Suzanne Martin | The Spruce