• Gourmet Kitchens with High-End Accessories. Kitchen remodels are a staple of home improvement and something many buyers want to see; just be cautious, as ridiculously expensive appliances or materials will not be fully recuperated (especially if such high-end upgrades do not match the rest of the home). Likewise, over customization (such as unique tiles, colors or layout) could turn away some buyers. You want it to be nice, but not crazy. If you’re having to special order too many items, that’s likely a sign that you’re going overboard.
• Landscaping. Green grass, some plants, maybe some nice lighting and/or a fence will no doubt help your sale, but no need to expend thousands on new hardscape, a coy pond, or a complete re-design if you’re plan is to sell, you just won’t get the recovery. 
• Home Office Remodeling. Too unique. Unless you already have abundant extra bedrooms, buyers want to be able to maximize their personal needs for the space and may not have the need or desire for an elaborate home office. Whatever you do, don’t eliminate any closets from bedrooms (as technically there must be a closet to call it a bedroom, otherwise, it’s a den). If you have the doors off the closets for easy storage or whatnot, put them back when you go to sell. 
• Garage Additions. Clean up – yes; rebuild – no. The garage is often of little (or last) concern for most buyers. Spend your money elsewhere. Once the house is re-done with tasteful new kitchens and bathrooms, new interior and exterior paint, carpet/flooring and other niceties, then feel free to re-build that garage. If you’re going to explore that option, ensure to get proposals for adding properly permitted additional space. Depending on your lot size, city, HOA, etc., you may be able to add an extra bedroom onto the garage while you’re rebuilding. Do it properly with permits however, as an unpermitted living space within a garage is gravely dangerous.
• Whirlpool Baths. If you want one, go for it! But don’t think you’ll recoup that hefty expense anytime soon if you’re going to resell.

-Devin Lucas