Does a Kitchen Remodel Increase Home Value? ROI Guide for Illinois Homeowners

One of the most common questions we hear from homeowners in Plainfield, Naperville, and the surrounding Chicagoland area is: "Will a kitchen remodel actually pay off when I sell?"

The short answer is yes — but the details matter. Not every kitchen upgrade delivers the same return, and understanding where to invest your dollars makes all the difference. Here's what the data says, and what we've seen firsthand after 30+ years of kitchen remodeling in the Chicago suburbs.

What the Numbers Say

According to Remodeling Magazine's annual Cost vs. Value Report, kitchen remodels consistently rank among the top home improvement projects for return on investment. Here's a general breakdown:

Project Type	Average Cost	Average Resale Value Added	ROI
Minor Kitchen Remodel	$27,000–$35,000	$20,000–$26,000	~72–78%
Major Kitchen Remodel (mid-range)	$75,000–$95,000	$45,000–$60,000	~55–65%
Major Kitchen Remodel (upscale)	$130,000+	$70,000–$85,000	~50–55%

A few important things to note:

1. ROI is not the only measure of value. The years of enjoyment you get from a beautiful, functional kitchen have real value that doesn't show up in resale numbers.
2. The Chicagoland market is competitive. Buyers in Plainfield, Naperville, and Bolingbrook expect updated kitchens. An outdated kitchen can actively hurt your sale price and time on market.
3. Minor remodels often outperform major ones on pure ROI. Targeted upgrades can deliver outsized returns.

The Upgrades That Pay Off Most

1. Cabinet Refacing or Replacement

Cabinets are the first thing buyers notice. If your cabinet boxes are structurally sound, refacing (replacing just the doors and drawer fronts) can dramatically refresh the look at a fraction of full replacement cost. If the layout or boxes are outdated, full replacement is the better long-term investment.

ROI impact: High — cabinets drive the overall perception of kitchen quality.

2. Countertops

Quartz and granite countertops are now expected in mid-range and above homes in the Chicago suburbs. Replacing laminate countertops with stone is one of the highest-ROI individual upgrades you can make.

ROI impact: High — buyers notice countertops immediately.

3. Appliances

Stainless steel appliances remain the standard expectation. A matching set of updated appliances signals a well-maintained kitchen. However, ultra-premium appliances (Wolf, Sub-Zero) rarely return their full cost in resale.

ROI impact: Moderate to high — focus on matching, updated, and functional over luxury brands.

4. Flooring

Hardwood or luxury vinyl plank flooring that flows from the kitchen into adjacent living areas creates a cohesive, high-value feel. Replacing cracked tile or worn vinyl is a high-ROI move.

ROI impact: Moderate to high — especially when it connects to the rest of the main floor.

5. Lighting

Under-cabinet lighting, updated pendants over an island, and recessed lighting are relatively low-cost upgrades that dramatically improve the feel of a kitchen. Buyers notice bright, well-lit kitchens.

ROI impact: High relative to cost — one of the best dollar-for-dollar upgrades.

6. Paint

Fresh paint in a current, neutral color (warm whites, soft grays, greige tones) is the single highest-ROI kitchen upgrade. It's inexpensive and immediately modernizes the space.

ROI impact: Very high relative to cost.

What Doesn't Pay Off as Well

• Ultra-custom or highly personalized finishes — bold colors, unusual materials, or niche design choices can appeal to you but limit buyer appeal.
• Over-improving for the neighborhood — if your kitchen remodel puts your home significantly above the price ceiling for your street, you won't recover the full investment.
• Luxury appliances in a mid-range home — a $15,000 range in a $350,000 home won't return its cost.

The "Live-In Value" Factor

Here's something the ROI calculators don't capture: the value of living in a kitchen you love.

If you're planning to stay in your home for 5–10+ years before selling, the enjoyment, functionality, and daily quality of life improvement from a well-done kitchen remodel is substantial. Many of our clients tell us their kitchen remodel was the best money they ever spent — not because of what it did to their home's value, but because of how it changed their daily life.

How to Maximize Your ROI in the Chicagoland Market

Based on our experience remodeling kitchens throughout Plainfield, Naperville, Bolingbrook, Joliet, and surrounding communities, here's what we recommend for homeowners focused on resale value:

1. Focus on the big three: Cabinets, countertops, and appliances. These drive buyer perception more than anything else.
2. Choose timeless over trendy. White and gray cabinets, quartz countertops, and stainless appliances have broad appeal.
3. Don't neglect the details. New hardware, updated lighting, and a fresh backsplash can transform a kitchen for a few thousand dollars.
4. Work with a local contractor who knows the market. What sells in Plainfield may differ from what sells in a different region. We know what Chicagoland buyers expect.

Ready to Talk Numbers?

At A-Top Remodeling Inc., we provide transparent, detailed estimates so you know exactly what you're investing and what you can expect in return. We've been remodeling kitchens in the Plainfield area for over 30 years, and we're happy to walk you through the options that make the most sense for your home and your goals.

Contact us today for a free consultation — no pressure, just honest advice.

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A-Top Remodeling Inc. serves homeowners throughout Plainfield, Naperville, Bolingbrook, Joliet, Romeoville, and the greater Chicagoland area. Call (815) 609-2474 to schedule your free estimate.