According to "remodelingonline.com" in their "Cost vs Value", article for the Miami area, the top three areas to recover over 100% value are a deck addition (110%), exterior paint (106%), and a two story addition ((102%). The next areas that add value were a home office (90%), window replacement (86%), major kitchen remodel (85%), bathroom remodel ((84%), bathroom addition (81%), master suite (75%), family room addition (74%), re-roofing (71%), and minor kitchen remodel (67%). These statistics vary for different areas of the U.S. and are based on hiring a professional. They are also updated once a year.

Once you have done your homework on what the costs will be whether it is for improving your own home or for investment then you should preview several homes in your area that are for sale and discuss it with a realtor who knows the area. The other day a realtor in my office said, "If anyone has an investment property with numbers that work, let me know." We all laughed because we know what properties list for and what they sell for are many times are two different things. The owners motivation to sell quite often is a major factor.

If you are looking for investment purposes the owner should be able to give you information on annual costs for utilities, landscape and pool, insurance, taxes, and general maintenance. They will also will know the costs of management and if they have money put aside for reserves for repairs and replacement. If you are looking to improve your own property then you should have an idea of what it will cost to lease for the duration of the remodeling. If you are going to live there while the work is being done then you should ask yourself one more question. Can my relationship with my significant other endure this remodeling process? Or if single, Can I keep my sanity and still do my job while it is going on?

Once you know the answers to these questions you should be able to decide what you should do.

• Curb Appeal Is Everything! - If you can't get them inside because of the view when they drive by you are losing prospective buyers. Keep your lawn mowed and edged on a weekly basis. Use inexpensive mulch for color and texture which also helps to keep the weeds out of the flower beds. Remember to pull those weeds out as it gives the impression that you don't care much about the appearance of your home when they are left to grow. If your lawn is full of weeds replace sod or if it has brown patches be sure to treat if it's chinch bugs. Keep your landscape design simple with repetitive plants or add some flowers for color either in a pot or as part of the landscape. Pressure clean your roof or paint if necessary, paint or at clean your front door so that it gives a welcoming appearance to all prospective buyers.
• Just Do It Yourself When Possible! - Remember that when buyers see minor repairs or old worn out items that are needing to be replaced in a home they will deduct in thousands and not hundreds of dollars. So do it yourself before you sell or hire someone if necessary. When an inspector itemizes what needs to be replaced or repaired they will give a price based on what it will cost a professional to do the repair or replacement.
• Clean Everything Till It Shines! - If your home appears dirty it makes buyers think it has been neglected and makes them wonder what else has been neglected. So clean your ceiling fans, your closets, have your carpets professionally cleaned, etc. Make sure there are no odors from smoking or pets. Be sure to clean the litter box daily. If your home smells and looks good buyers will stay longer.
• Remove All The Clutter And Excessive Furniture! - Homes that have too much stuff feel small and closed in so remove or rearrange your furniture. Clean out those closets or the garage that you have been avoiding (you will have to do it anyway when it sells) . Make your home feel as spacious as possible. If there is too much clutter buyers will not be able to concentrate on placing their furniture.
• Lighten And Brighten! - If you have old or heavy window treatments replace them with ones that are lighter and give an airy feel. Another turn off to many buyers is shabby or dirty walls, doors and wood trim. So give a fresh coat of paint and remove old out dated wallpaper with a neutral color. This will make your home more inviting to the prospective buyer.