What is a Bathroom Remodel Average Return on Investment? [2021]

Your bathroom is the one room of your home that keeps on giving. It’s there when you awake, standing ready to help you look good and feel fine as you prepare to seize the day. It waits patiently for you all day until you come back to unwind with a soak or a hot shower. So what is a bathroom remodel average return on investment?

Read on to find out!

Bathroom Remodel Categories and Definitions

As compiled in the Remodeling 2020 Cost vs. Value Report (www.costvsvalue.com), Bathroom remodels fall into three categories:

  • Minor Bathroom Remodel
  • Midrange; Major Bathroom Remodel
  • Midrange; and Major Bathroom Remodel, Upscale.

Let’s start with a common definition of each category. Your project specification may vary.

Bathroom Remodel, Midrange1

midrange bathroom remodel
Mid-range bathroom example

Update existing 5×7-foot bathroom:

  • Replace all fixtures to include 30×60-inch porcelain-on-steel tub with 4×4-inch ceramic tile surround
  • New single-lever temperature and pressure-balanced shower control
  • Standard white toilet
  • Solid-surface vanity counter with integral sink
  • Recessed medicine cabinet with light
  • Ceramic tile floor
  • Vinyl wallpaper

Bathroom Remodel, Upscale1

upscale bathroom remodel
Upscale bathroom example

Expand existing 35-square-foot bathroom to 100 sf within existing house footprint:

  • Relocate all fixtures
  • Include 42×42-inch neo-angle shower with ceramic tile walls with accent strip
  • Recessed shower caddy, body-spray fixtures, and frameless glass enclosure
  • Include freestanding soaker tub with high-end faucets
  • Stone countertop with two sinks
  • Two mirrored medicine cabinets with lighting
  • Compartmentalized toilet area with one-piece toilet
  • Humidistat-controlled exhaust fan
  • Use all color fixtures
  • Use larger matching ceramic tiles on the floor, laid on diagonal with ceramic tile base molding
  • Add general and spot lighting including waterproof shower fixture
  • Cabinetry has custom drawer base, wall cabinets
  • Extend HVAC
  • Electric in-floor heating

Bathroom Remodel, Universal Design1

Update existing 5×7-foot space to be wheelchair-accessible (zero threshold, 36-inch-wide door):

  • Install flat-panel electrical switches at sitting level (36 to 42 inches above floor)
  • Replace toilet with comfort height fixture featuring elongated bowl and bidet type seat
  • Remove existing bathtub and install curbless, tiled, walk-in shower with adjustable showerhead, fold-out seat, thermostatic mixing valve, and bi-directional glass door
  • Replace flooring with electric radiant heat beneath new luxury vinyl tile flooring
  • Install adaptive living vanity with easy-grasp handles and adjustable mirror
  • Install LED lights, infrared ceiling light, night light, and ultra-quiet vent fan with humidity-sensing controls
  • Install ceramic tiles on walls with two contrasting color stripes
  • Install nine towel bars that can support 250 pounds
  • Reconfigure storage to be accessible from a seated position.

National Bathroom Remodel Average ROI

Bathroom Remodel, Midrange1

Job Cost: $26,214

Resale Value: $18,927

Cost Recouped: 72.2%

Bathroom Remodel, Upscale1

Job Cost: $75,571

Resale Value: $43,364

Cost Recouped: 57.4%

Bathroom Remodel, Universal Design1

Job Cost: $149,079

Resale Value: $80,284

Cost Recouped: 53.9%


Bathroom remodel return on investment is less linear than kitchens because bathrooms tend to be even more personal than kitchens. Lower-cost bathrooms tend to have a more basic design and less-enthusiastic color and fixture choices. It may tend to appeal to more potential buyers, and even if it doesn’t much less money was spent, so recouping more in the sale of the home is easier.

When it comes to Universal Design or ADA-compliant design, it can get even more specific. What enabled someone to comfortably enjoy their bathroom may be a hinderance to someone else. Finding the right buyer based on a universal design bathroom could be a challenge, and chances are, potential buyers will be looking at it as something that will cost them more to remove.

Johnson County, Kansas Bathroom Remodel Average ROI

Bathroom Remodel, Midrange1

Job Cost: $25,323

Resale Value: $14,088

Cost Recouped: 55.6%

Bathroom Remodel, Upscale1

Job Cost: $77,722

Resale Value: $43,170

Cost Recouped: 55.5%

Bathroom Remodel, Universal Design1

Job Cost: $39,798

Resale Value: $22,287

Cost Recouped: 56.0%


Not much difference in Johnson County, Kansas when compared with the national average costs and ROIs for midrange and upscale bathroom remodels. What may seem surprising is the considerably lower cost of universal design bathrooms – 73% LESS than the national average!

Like kitchens, bathroom remodel average return on investment rates have decreased steadily over the last 20 years. But they will continue to be the single greatest space in the home, will continue to hold their value, and will keep giving back for as long as you own a home!

Bathroom remodels always have been, and will always be, one of the smartest things a homeowner can invest in to increase value in their home!

Want to increase the value of your home? Find out what your bathroom remodel return on investment could be. Contact John at 913-214-6211, or MortiseAndMiter.com today!


  1. Remodeling 2021 Cost vs. Value Report. © 2021 Hanley Wood, LLC. Complete data from the Remodeling 2021 Cost vs. Value Report can be downloaded free at www.costvsvalue.com.