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I'm Daniil Akulov, founder of ProBrothers Construction and a master carpenter with over 15 years in the trade and more than 135 completed projects across Delaware County and the greater Philadelphia area. Every January we sit down as a crew and look at what homeowners actually asked us to build the year before, not what a national trend report guessed they'd want. This list is built from that real intake data, cross-checked against Remodeling Magazine's Cost vs. Value Report, National Association of Realtors survey data, and National Association of Home Builders remodeling trend research, so you're getting both the "what's popular nationally" picture and the "what's actually happening on job sites in Media, Springfield, Newtown Square, and West Chester" picture.
A generic list like this gets published every year by dozens of contractor sites and home improvement media outlets, and most of them just repeat last year's list with the dollar figures nudged up slightly. We're not going to do that. Where a 2026 trend is genuinely new in our market (energy retrofits, ADUs, smart home wiring), we'll say so plainly, and where a project has been popular for a decade and nothing has really changed (kitchens are still king), we'll say that too and just update the numbers.
How We Ranked These Projects
We combined three signals to build this ranking:
- ProBrothers' 2025 to 2026 project intake volume — what Delaware County homeowners actually called and asked for, weighted by number of inquiries and signed contracts
- National trend data — NAHB's Remodeling Market Index and NAR's Remodeling Impact Report, which track homeowner motivations and satisfaction nationally
- ROI data — Remodeling Magazine's Cost vs. Value Report (Philadelphia metro edition), which estimates resale value recovered for each project type
Where our local data diverged meaningfully from the national picture, we flagged it. Pennsylvania (and Delaware County specifically) has an older housing stock than the national average, which changes which projects deliver the most value and which ones come with hidden costs.
The 10 Most Popular Home Remodeling Projects in PA for 2026
1. Kitchen Remodels
Kitchens remain the single most requested project type in our pipeline, accounting for roughly a third of ProBrothers' signed contracts in any given year.
2026 cost range in Delaware County:
- Minor kitchen remodel (refacing or replacing cabinets, new countertops, updated fixtures, keeping the existing layout): $28,000 to $48,000
- Major mid-range remodel (new cabinets, layout changes, new appliances, updated electrical): $55,000 to $95,000
- High-end/custom remodel (full layout redesign, custom cabinetry, premium appliances, structural changes): $100,000 to $180,000+
ROI: Minor kitchen remodels continue to post the best return of any major project category, recovering roughly 78 to 85 percent of cost at resale in the Philadelphia metro region per Remodeling Magazine's Cost vs. Value data. Major kitchen remodels recover a lower but still solid 45 to 60 percent.
What I see on the job: In about 70 percent of our Delaware County kitchen projects, clients choose a layout that opens the kitchen into an adjacent dining or family room, even if that means removing a load-bearing wall and adding a structural beam. That single change usually adds $8,000 to $15,000 to the project but is consistently the change clients tell us they're happiest with a year later. See our kitchen remodeling services or browse completed kitchen work in our project gallery.
2. Bathroom Remodels
Bathrooms are the second most requested project and, alongside kitchens, the room most likely to directly influence a buyer's offer on a home.
2026 cost range:
- Powder room refresh (fixtures, paint, lighting): $6,000 to $12,000
- Mid-range full bathroom remodel (new tile, vanity, tub/shower, fixtures): $22,000 to $38,000
- Primary suite bathroom remodel (larger footprint, custom tile work, freestanding tub, double vanity): $42,000 to $75,000+
ROI: Mid-range bathroom remodels typically recover 65 to 75 percent of cost in our region, with primary suite remodels running slightly lower (55 to 65 percent).
What I see on the job: Walk-in showers with no curb (curbless entry) have gone from a rare special request to close to half of our bathroom remodels in 2026, driven both by aging-in-place planning and simple aesthetic preference. Details on scope and pricing are on our bathroom remodeling page.
3. Basement Finishing
Basement finishing has become one of the most cost-efficient ways to add livable square footage in Delaware County, where lot sizes and zoning often make horizontal additions difficult or impossible.
2026 cost range:
- Basic basement finish (drywall, flooring, lighting, no bathroom): $22,000 to $38,000
- Mid-range finish with a bathroom: $45,000 to $75,000
- Full finish with bathroom, wet bar, and custom millwork (comparable to ProBrothers' completed King of Prussia project): $85,000 to $120,000+
ROI: Basement remodels recover roughly 65 to 75 percent of cost nationally, but the real driver in our market is usable square footage. Adding a 1,000 square foot finished basement is dramatically cheaper per square foot than a home addition, which is why this project has stayed consistently popular even as material costs have risen. Browse our basement finishing services.
4. Outdoor Living and Deck Construction
Outdoor living space requests have climbed steadily every year since 2021 and show no sign of slowing in 2026. This category includes decks, patios, outdoor kitchens, and covered porch additions.
2026 cost range:
- Standard pressure-treated deck (300 to 400 sq ft): $14,000 to $24,000
- Composite deck with railing upgrades: $28,000 to $45,000
- Full outdoor living space (covered structure, outdoor kitchen, seating area): $55,000 to $110,000+
ROI: Wood deck additions remain one of the highest-ROI exterior projects nationally, recovering roughly 70 to 80 percent of cost per Remodeling Magazine data, though composite deck ROI trails slightly behind wood despite the lower long-term maintenance.
Regional note: Delaware County's older neighborhoods (particularly in Media, Wallingford, and Swarthmore) often have smaller, irregularly shaped backyards, which means custom deck framing rather than a standard rectangular design.
5. Energy Efficiency Retrofits (Insulation, Windows, Air Sealing)
This is the biggest shift we've seen in homeowner priorities heading into 2026. Rising utility costs and growing awareness of the federal Energy Efficient Home Improvement Credit have pushed insulation upgrades, window replacement, and air sealing from an afterthought into a top-five request category for the first time in ProBrothers' history.
2026 cost range:
- Attic insulation upgrade (blown-in cellulose or fiberglass): $2,500 to $6,000
- Whole-home air sealing and insulation package: $6,000 to $14,000
- Full window replacement (10 to 15 windows, mid-range vinyl or fiberglass): $12,000 to $28,000
ROI: Energy efficiency projects don't post the same resale ROI numbers as kitchens or bathrooms in Cost vs. Value data, but they typically pay for themselves in reduced utility bills within 5 to 10 years.
Why this matters more in older Delaware County homes: A large share of the housing stock here predates 1970, and pre-1970 homes were built with essentially no wall insulation by modern standards. We routinely find that a $6,000 to $10,000 air sealing and attic insulation package cuts heating bills by 15 to 25 percent in these homes.
6. Smart Home Integration
Smart home requests have shifted from being their own standalone project to being an add-on line item that homeowners request during kitchen, bathroom, or whole-home projects. In 2026, roughly 4 in 10 of our kitchen and full-home remodels include some smart home wiring or device installation as part of the scope, up from closer to 1 in 10 just three years ago.
2026 cost range:
- Smart lighting and switches (whole home): $2,000 to $6,000
- Smart thermostat and HVAC zoning integration: $1,500 to $5,000
- Full smart home package (lighting, security, thermostat, integrated hub, some voice control): $8,000 to $20,000
What I see on the job: The most common request by far is pre-wiring for smart lighting and a video doorbell during a kitchen or exterior project, since retrofitting wiring after walls are closed up is far more expensive than running it during an open-wall phase.
7. In-Law Suites and Accessory Dwelling Units (ADUs)
This is the second major shift in 2026: multi-generational living requests, meaning in-law suites, basement apartments, and detached or attached ADUs, have roughly doubled in our inquiry volume compared to 2024.
2026 cost range:
- Basement in-law suite conversion (bedroom, bathroom, kitchenette): $60,000 to $95,000
- Above-garage or attached ADU addition: $90,000 to $160,000
- Detached ADU (new structure): $140,000 to $250,000+, depending heavily on township zoning and utility hookups
Regional note (this one matters a lot): Delaware County townships vary significantly in how they regulate ADUs and accessory living spaces. If this project is on your radar for 2026, the very first call should be to your township's zoning office, before you get a design or a quote.
8. Garage Conversions
Garage conversions, turning an attached or detached garage into livable space, have grown steadily as a lower-cost alternative to a full home addition.
2026 cost range:
- Basic conversion (insulation, drywall, flooring, HVAC extension): $18,000 to $32,000
- Full conversion with bathroom addition: $35,000 to $55,000
ROI: Garage conversions post mixed ROI because losing covered parking can be a resale negative in some markets, and covered parking is a meaningful selling point in our climate.
9. Exterior and Curb Appeal Upgrades
Siding replacement, entry door upgrades, and exterior painting remain consistently popular, particularly among homeowners preparing to list their house.
2026 cost range:
- Fiber cement or vinyl siding replacement (full home): $18,000 to $38,000
- Steel or fiberglass entry door replacement: $2,800 to $6,500
- Full exterior repaint (siding, trim, shutters): $6,000 to $14,000
ROI: This category consistently posts some of the highest ROI figures in the entire Cost vs. Value Report. Entry door replacement and garage door replacement routinely recover 90 to 100+ percent of cost. For a fuller picture of exterior project planning, see our home remodeling guide.
10. Home Office Builds
Dedicated home office space is the newest addition to this top-10 list, and while it's grown more slowly than we expected given the remote work shift of the early 2020s, it has settled into a steady, consistent request category.
2026 cost range:
- Converting an existing room (flooring, built-ins, electrical/data upgrades): $8,000 to $18,000
- New addition or bump-out for a dedicated office: $35,000 to $65,000
ROI: Home offices don't have a dedicated Cost vs. Value category, but NAR buyer surveys consistently list a flexible bonus room or office space as a top-3 feature buyers look for.
2026 Cost and ROI Summary Table
| Project | 2026 Cost Range (Delaware County) | Typical ROI |
|---|---|---|
| Minor kitchen remodel | $28,000 – $48,000 | 78% – 85% |
| Major kitchen remodel | $55,000 – $180,000+ | 45% – 60% |
| Bathroom remodel (mid-range) | $22,000 – $38,000 | 65% – 75% |
| Basement finishing | $22,000 – $120,000+ | 65% – 75% |
| Deck / outdoor living | $14,000 – $110,000+ | 70% – 80% |
| Energy efficiency retrofit | $2,500 – $28,000 | Utility payback, 5-10 yrs |
| Smart home integration | $1,500 – $20,000 | Buyer-interest driven |
| In-law suite / ADU | $60,000 – $250,000+ | Zoning-dependent premium |
| Garage conversion | $18,000 – $55,000 | Mixed, market-dependent |
| Exterior / curb appeal | $2,800 – $38,000 | 80% – 100%+ |
| Home office build | $8,000 – $65,000 | Buyer-interest driven |
Source note: cost ranges reflect ProBrothers' 2026 Delaware County project quotes; ROI figures are drawn from Remodeling Magazine's Cost vs. Value Report (Philadelphia metro edition) where a standardized category exists, supplemented by NAR and NAHB survey data for categories without a formal Cost vs. Value benchmark.
Delaware County and Pennsylvania Regional Considerations
Older housing stock changes the math. A large share of homes in Media, Swarthmore, Wallingford, and the surrounding townships were built before 1970. That means non-standard rough openings for windows, plaster walls instead of drywall, and minimal or no original insulation. Projects that touch these systems tend to run 10 to 20 percent higher than a national average estimate because of the extra assessment and adaptation work involved.
Permitting varies significantly by township. Delaware County doesn't have a single unified permitting authority; each township runs its own process under the Pennsylvania Uniform Construction Code (UCC). Processing time for a standard remodel permit ranges from about 1 to 2 weeks in smaller, less busy townships to 4 to 8 weeks in busier ones, and ADU-related projects can require zoning board involvement on top of standard permitting.
Licensing matters more than it used to. Pennsylvania's Home Improvement Consumer Protection Act (HICPA) requires contractors performing home improvement work over $5,000 to be registered with the state. ProBrothers carries PA HIC# 195591. Always verify a contractor's registration before signing a contract.
Multi-generational projects need a zoning conversation first, not last. As noted above in the ADU section, this is the one category where the biggest 2026 shift in homeowner demand runs directly into the biggest local regulatory variability. Talk to your township before you talk to a designer.
How ProBrothers Approaches These Projects
We've built more than 135 projects across these categories over 15-plus years, and the pattern that holds true across almost all of them is that the projects homeowners are happiest with a year later are the ones where the "invisible" work (structural planning, proper insulation, permit compliance, pre-wiring for future needs) got the same attention as the visible finish work. A beautiful kitchen with an underbuilt electrical panel, or a gorgeous basement finish with inadequate moisture control, causes problems down the road that cost more to fix than they would have cost to do right the first time.
If you're planning any of the projects on this list for 2026, our recommendation is the same regardless of category: get a written scope of work, confirm licensing, ask specifically about permit timelines for your township, and get a realistic cost range based on your home's age and condition rather than a generic national estimate. You can see examples of our completed work in our project gallery, learn more about our approach on our about page, or contact us for a project consultation.
Frequently Asked Questions
What is the most popular home remodeling project in Pennsylvania in 2026?
Kitchen remodels remain the single most requested project type, followed closely by bathroom remodels. Together these two categories make up more than half of ProBrothers' signed project volume in any given year.
Which remodeling project has the best ROI in PA?
Minor kitchen remodels and exterior projects like entry door replacement post the strongest return on investment, typically recovering 78 to 100+ percent of cost at resale according to Remodeling Magazine's Cost vs. Value Report for the Philadelphia metro region.
Is a kitchen or bathroom remodel a better investment?
Both are strong investments, but minor kitchen remodels edge out bathroom remodels on percentage ROI in most Cost vs. Value data. The "better" choice usually comes down to which room is actually holding your home back.
What home renovation trends are growing fastest in Pennsylvania right now?
Energy efficiency retrofits (insulation, air sealing, window replacement) and multi-generational living projects (in-law suites, ADUs) are the two fastest-growing categories heading into 2026.
How much does a basement remodel cost in Delaware County, PA in 2026?
A basic basement finish without a bathroom typically runs $22,000 to $38,000. Adding a full bathroom pushes the range to $45,000 to $75,000, and a full custom finish with a wet bar and built-in millwork can run $85,000 to $120,000 or more.
Do I need a permit for a basement finish or bathroom addition in PA?
Yes, in almost all cases. Any project that adds a bathroom, adds a bedroom, or involves structural, electrical, or plumbing work requires a permit under the Pennsylvania Uniform Construction Code.
Are ADUs (accessory dwelling units) legal in Delaware County?
It depends entirely on your specific township's zoning code. Some townships permit ADUs with a standard building permit; others require a zoning variance or public hearing.
What is the average cost of a kitchen remodel in Pennsylvania in 2026?
A minor kitchen remodel typically runs $28,000 to $48,000 in Delaware County. A major remodel with layout changes, new appliances, and updated electrical runs $55,000 to $95,000, and high-end custom kitchens can exceed $180,000.
Is it worth adding smart home features during a remodel?
Yes, particularly if you're already opening up walls for a kitchen or bathroom project. Pre-wiring for smart lighting, thermostats, and security devices during construction is far cheaper than retrofitting it later.
From the Workshop: The Invisible Work Is What Holds Up
The projects our clients are happiest with a year later are almost never the ones with the flashiest finishes. They're the ones where the electrical panel was sized correctly, the basement waterproofing was addressed before drywall went up, and the smart-home wiring was run while the walls were still open. That's the pattern across 135-plus projects, and it's what we scope for on every job regardless of category.
Planning One of These Projects for 2026?
ProBrothers serves Media, Newtown Square, Haverford, Springfield, West Chester, and surrounding Delaware County communities. Free quote within one business day. 5.0 rating · 15+ years · 135+ projects.
