4 Updates to Invest in (Plus 4 to Skip) When Moving to a Home Short-Term

 

Short-term moves can be stressful, and making a temporary space feel like home is important. But before you start knocking out walls and upgrading bathrooms, it’s wise to consider your return on investment—especially if you’re going to be reselling.

“The decision to make improvements to a home intended for short-term use should be based on time, money, and immediate gratification,” says Dot Frank, a realtor with Better Homes and Gardens Real Estate Alliance Group. “Since your stay is limited, limit improvements to those you can tackle in short order. Personally, if more than 10% of my stay is spent renovating, it would be a no-go.”

Smart Investments for Short-Term Upgrades

If you’re having trouble deciding what to invest in for your temporary home, consider your budget and timeline first. “Some upgrades can be very cost effective and can be done quickly, while others can leave you gasping for air and asking yourself ‘are we there yet?” says Devin Juarez, a real estate agent with Better Homes and Gardens Real Estate Elite. “Analyzing your budget and how long the project will take will help you prioritize your projects.”

Next, decide whether the project you’re considering is a want or a need. “A beautiful bathroom might be a great improvement and make your day great when unwinding at the end of a long day, but if your house needs a new roof due to leaks or a new front porch because you’re afraid you might fall through the floor with every step you take, then it might make more sense to put off the new bathroom,” Juarez says. 

Finally, consider the return on investment. If you’re only living in a home for a short time, it doesn’t make sense to sink tons of cash into an upgrade unless you can make the money back when you go to sell. 

“Some upgrades such as new windows, new front door, new heater, or even an upgraded water heater to provide more hot water might be aesthetically pleasing, provide more efficiency with utilities, or an added comfort, but their cost does not provide a large return when selling the property,” Juarez says. “There are other investments in your home that could provide a better return with the same investment.”

Frank says the ideal investment is a cost-effective improvement you’ll be able to appreciate while you reside in the residence, that also boosts your resale value. “Remember the end game is to resell, so make sure to keep it neutral and appealing to prospective buyers,” she says.

1. Kitchen and Bathroom Remodels

Kitchens and bathrooms that have been remodeled or updated almost always yield the highest return on investments. “Many buyers go straight to the kitchen when searching for a new home. And many home seekers are paying more attention to the details in the bathroom, as many want that spa-like feel when entering the bathroom,” Juarez says. “We gather around the kitchen when having reunions or unwinding at the end of the day or at the beginning of our days to get the morning boost. An updated kitchen and bathroom can make all the difference between selling your home or it receiving any attention at all.”

As you make your updates, try to keep them neutral and pleasing for the widest range of buyers. “Avoid trends that are permanent. You don’t want a permanent trend like your kitchen cabinets. That’s permanent,” says Tammy Doss, an agent with Better Homes and Gardens Real Estate Central.

Doss also cautions against making cheap upgrades like painting countertops, which won’t last long. Don’t have the time or budget for a major overhaul? Consider a small update.

“Kitchens and bathrooms might be the heart of the home, but they can also feel daunting to renovate,” says Marjorie Adam, broker and owner at Better Homes and Gardens Real Estate Pathways. “The good news is that minor upgrades like swapping out cabinet hardware, replacing faucets, and updating light fixtures can be done on a budget and deliver impressive results. These changes elevate the look of the space without requiring a major remodel.”

2. Curb Appeal Updates

Doss says curb appeal is one of the best ways to get eyes on your property when you go to sell. “I always tell my buyers, it’s like going on a dating app,” Doss says. “You swipe left or you swipe right. If you see a house that is cluttered with dirty dishes in the sink and it’s just a wreck, you’re going to swipe left. You’re not going to date that house.” 

Doss says a well-manicured lawn and facade on your home will draw the most buyers and showings. “Once they’re in the door, they can decide if they want a second date or making an offer,” she says.

“They want to see the lawn has been taken care of—no oversized shrub,” Doss says. “They want to make sure the gutters have been taken care of, the porch has been swept off.”

If you want to go above and beyond, try adding to your beds. New buyers will be drawn to these updates in photos and they’ll make you feel happy to come home each day. “Simple landscaping projects, such as cleaning up the garden, planting flowers, or adding potted plants to the entryway, make a world of difference without requiring heavy investments,” Adam says. “A well-kept outdoor space feels warm and welcoming for you during your stay and gives a great first impression to potential buyers or renters later on.”

3. New Paint

Want to make your temporary home feel clean and new? “Never underestimate the power of a fresh coat of paint,” Adam says. “Neutral or modern colors can breathe new life into any space, making it feel cleaner, more inviting, and better suited to your taste. Painting is relatively inexpensive and easy to execute, whether you tackle it yourself or hire a professional.”

Not only does this affordable upgrade offer a quick way to personalize your space and make it look clean and inviting, it’s also a great upgrade to list in a property description when you go to sell. “Bonus? A well-painted home is an attractive feature for buyers, should you be looking to sell,” Adam adds. 

4. New Flooring

If you hate the old carpeting in your short-term home, it’s likely worth addressing. “Kitchens and bathrooms are always a good idea, but flooring is often overlooked, and you can get up to 100% ROI on it,” says Jacob Schneider, principal broker at Better Homes and Gardens Real Estate Island Lifestyle. “It makes a huge difference if the space has multiple floor coverings and can feel small.” 

Agents caution against investing too much in new flooring as there’s a cap for your return. Stick with practical flooring options at a reasonable price point for best results. Kam Zinsser, an agent with Better Homes and Gardens Real Estate Senter Realtors, describes luxury flooring options as costly and unnecessary. “Mid-range options like LVP or engineered hardwood are better,” she says.

Investments the Experts Say You Should Avoid

Bad investments are ones that might turn off future buyers or at least won’t get you a return on your investment if you sell. “The key is to keep upgrades neutral yet good-quality,” says John Mayer, broker and owner at Better Homes and Gardens Real Estate Journey. “Focus on appealing to a wide range of buyers without overindulging in niche features.”

1. New HVAC or Major Improvements

In your forever home, replacing a heating or cooling system is not only a must, but it could likely add value to your home. However, this is not the case for short-term residents. 

“For short-term residents, large, expensive energy-saving home improvements like installing a new HVAC system or whole-house insulation might not be cost-effective, as the potential long-term savings won’t justify the initial investment before they move out,” says Mark Blackwell, a realtor at Better Homes and Gardens Real Estate Central.

“Some owners replace all the windows and install new energy-saving appliances that, for the long run, are good, but the short-term return on investment does not make sense,” he says. If your HVAC system works in your temporary space, leave it be. 

2. Custom Paint or Wallpaper

Your house will likely benefit from fresh paint, but be careful which hue your choose. “On the interior you have to think of your house as a blank canvas,” Doss says. “A lot of people like color, but it’s their color. Having a blank canvas is going to help days on the market because the buyers want to move in and not have to do anything.”

When selecting new paint colors to freshen up a home, go for neutral palettes—nothing too bright or bold. Doss says she’s heard wallpaper is becoming more popular as a decor tool, but for many years, homes with this feature were difficult to sell, so she also cautions against adding custom wallpaper that future homeowners might want to remove. 

3. Swimming Pools

Splurging on a new swimming pool or investing in a fix for that old hot tub might sound like a fun way to make your temporary living space more cozy and posh, but chances are they’ll turn off future buyers. “They’re high maintenance and may not add enough value,” Zinsser says. 

They could even dissuade potential buyers. “Built-in luxury features like a hot tub or sauna may seem appealing, adding a spa-like vibe and promising relaxation, but ROI is often 20 to 40%,” Schneider says. “Buyers see maintenance, cleaning, repairs or safety concerns rather than value.”

4. Room Conversions or Custom Features

Zinsser cautions that built-in, custom features such as storage or built-in bookshelves might make you feel at home but won’t necessarily improve your home’s chance of selling down the line. “They’re expensive and may not suit future buyers,” Zinsser adds. “Instead, opt for freestanding alternatives.”

Avoid super high-end features as well. “People often regret adding highly personalized features if they aren’t going to be staying long. Things like built-in wine cellars, home theatres, or quirky paint colours or wallpaper,” Schneider says. “There is zero ROI, and buyers might even factor in removal costs.”

Similarly, Zinsser says that converting rooms such as garages or bedrooms into other spaces isn’t a good idea, even if it’s something you want in the short term. “Removing bedrooms or converting garages can hurt resale value,” she says. 

And while you might be tempted to finish a garage or attic to add more space, you might not make your money back. “Finishing your basement might seem like a great idea—and it can be—but be careful how much money you put into it,” says Margaret Osborne, an agent with Better Homes and Gardens Real Estate Central. “Appraisers don’t assign the same value per square foot for below-grade space as they do for above-grade. It might not bring the return you’re expecting.” 

Tips for Making a Temporary Space Feel Like Home

If your temporary home has a functioning roof and a good enough kitchen, there’s a chance you don’t need to make any permanent upgrades in order to feel comfortable there for a time. 

“If the space isn’t quite to your style, especially for a rental or short-term move, consider temporary solutions like peel-and-stick wallpaper, updated lighting fixtures, or area rugs to add personality and charm,” Adam says. “They’re easy to remove when you leave and provide immediate upgrades without permanent commitments.”  

Doss suggests focusing on the impermanent decor choices that can make any space feel like home in the short or long term. “Add in your own little tweaks on what color curtains you want, how you want your pillows tossed on your bed, your own colors, your own pictures, your own flair,” she says. 

This is especially helpful if the space you’re moving into is a bit of a blank canvas. “My daughter lives in Manhattan where they have all the same black and white bathrooms, white kitchens, and neutral floors,” Doss says. “When you walk in you’re like, ‘this is so boring.’ But when you add your own furniture, and your own photos, and your favorite painting and that entryway table where you throw your keys, the place where you hang your coat, it makes it home.”

And if you get the itch to update, go for changes that are easily reversible. “There are numerous improvements that renters can make without breaking the bank or permanently impacting the property,” Frank says. “They include swapping out hardware (hang onto the originals!), area rugs, drapery, and decor.”