The end of the year is the perfect time to plan. We review our finances, set goals, and look at the year ahead. For military homeowners, this is also a critical window to assess your home. With a potential PCS (Permanent Change of Station) always on the horizon, your home isn’t just a place to live; it’s a major financial asset.
Smart updates now can mean a faster, more profitable sale when those orders arrive. But a poorly planned project can be a major liability. As a real estate professional, I’ve seen families get stuck with a half-finished kitchen and a “for sale” sign in the yard.
Let’s walk through how to choose the right projects that maximize your return on investment (ROI) and fit your unique military lifestyle.
Your Pre-Project Briefing: How to Assess a Renovation
Before you call a contractor or buy a single gallon of paint, you need a plan. Getting in over your head is the number one risk for any homeowner. For a military family, the stakes are even higher.
Ask these three questions first:
- What is my realistic timeline? This is the most important question for a service member. If you know you’ll likely PCS in the next two to three years, a six-month complete kitchen overhaul is a high-risk gamble. Focus on projects you can complete in a few weekends or a couple of weeks.
- What is my real budget? Your budget isn’t just the contractor’s quote. You must include a contingency fund of 15-20% for unexpected problems. A half-finished project because you ran out of money is a disaster for resale.
- Is this for me, or for the next buyer? It’s okay to do a project just for your family to enjoy. But if you’re thinking about ROI, you must think like a buyer. A neutral, updated kitchen appeals to everyone. A highly custom, bright red game room will only appeal to a few.
High-ROI Projects You Can Tackle Now
For military homeowners, the best projects are fast, affordable, and have a high, proven ROI. You want the most “bang for your buck” to improve your home’s marketability.
1. A Fresh Coat of Paint
This is, without a doubt, the #1 highest ROI project you can do. A new coat of paint is low-cost, fast, and makes the entire home feel clean, bright, and new.
- Pro-Tip: Stick to light, neutral colors. Think light grays, warm whites, or beiges. These colors help buyers visualize themselves in the space and make your home look bigger.
2. Boost Your Curb Appeal
The first impression is everything. Buyers often decide if they like a home before they even step out of the car. You can dramatically improve your curb appeal in a single weekend.
- Pro-Tip: Paint your front door a bold, welcoming color. Install a new, modern mailbox and house numbers. Power wash your siding and driveway. Add fresh mulch to all your garden beds.
3. Update Lighting and Hardware
Nothing dates a home faster than 1990s-era shiny brass fixtures. This is an easy, high-impact swap.
- Pro-Tip: Change out ceiling fans, light fixtures, cabinet pulls, and doorknobs. Choose modern finishes like matte black or brushed nickel. This creates a cohesive, updated look throughout the house.
4. The “Mini” Kitchen & Bath Refresh
Full kitchen and bath remodels are expensive and rarely give you a 100% return. A “mini” refresh, however, can have a huge impact.
- Pro-Tip: Instead of replacing cabinets, paint them a modern white or gray and add new hardware. Instead of re-tiling, consider replacing the vanity, faucet, and mirror in your bathroom. These small changes make the space feel new without the huge cost.
One Project to Probably Skip
What’s the one project I advise most military clients to avoid? Major additions or highly custom projects. Adding a sunroom, finishing a basement, or putting in a pool is very expensive. You will almost never get all your money back on these projects in a short 2-5 year timeline. Let the next owner build their dream pool.
Your Final Move
Your home is a powerful tool for building wealth. By focusing on smart, strategic, and high-ROI projects, you protect that investment. You ensure that when it’s time to PCS, you are ready to sell quickly and for the best possible price.
If you’re in the Northern Virginia area and thinking about a project, let’s talk before you start. I can provide insight into what local buyers are looking for right now.
