No. A new roof rarely returns even its full cost, let alone more than 100%. Spending $20,000 on a roof for a $500,000 home doesn't make it a $520,000 home. Value comes from what a buyer is willing to pay, and buyers largely expect a sound roof rather than paying a premium for one. A Southern California home that needed a new roof still sold for about five percent over asking with several strong offers; replacing the roof first almost certainly would not have pushed the price meaningfully higher. The same logic runs across big-ticket improvements. A pool, a kitchen, a bathroom remodel: each adds less than its cost to what the home will sell for. Where a roof does matter is on the downside. A roof at the end of its life can scare off financing and insurance, and gives buyers a reason to negotiate down or walk away. Replacing a truly failing roof can protect a sale even when it doesn't raise the price. Decide based on the roof's actual condition and your buyer pool, and don't count on the spend coming back as a return.