No. 2: Family room addition
Don't let the name fool you.
Even people who don't have families want a family room -- a great room, den or entertainment area "off the kitchen where they can watch TV and hang out," Gaylord says.
Since this is an addition, Holmes recommends combining it with another project, like a kitchen renovation, to get the most for your remodeling dollar. "If you do it all at once, you're going to save some money," he says.
Or, if you want a similar effect for less, consider repurposing existing space rather than building an addition, Combs says. Depending on your floor plan and the age of your house, you could use a formal dining room, old-fashioned living room or even finish a basement, she says.
If you do opt for an addition, do it "because it opens the house to better entertaining and gives it a better flow," Combs says. "You wouldn't do it just to sell."
And crunch the numbers to verify that the expense makes sense for your home, she says.