The $2,113 Repair: Home Improvement Costs Are Up 76% in a Decade
A typical home improvement project now costs about three-quarters more than it did a decade ago, even after accounting for inflation. That is the headline from a new LendingTree analysis of U.S. Census Bureau data, published October 12, which puts the median project cost at $2,113 in 2025 dollars, up 76.1% from $1,200 in 2015.
The study pairs that headline with a quieter number that may matter more to household budgets: routine maintenance on owner-occupied homes runs an estimated $1,433 a year on average, and it climbs to $1,706 for homes built before 1940.
LendingTree's data is drawn from the Census Bureau's 2023 American Housing Survey and Bureau of Labor Statistics inflation data, with older survey years (2015, 2017, 2019, 2021) used for the historical comparison. The dollar figures are adjusted to 2025 dollars using the Consumer Price Index, so the 76.1% increase is real growth above inflation, not nominal price drift.
The decade in numbers
The biggest jump in the series came between 2021 and 2023, when costs rose 22.2%, the fastest two-year increase LendingTree found. That timing matches the post-pandemic demand surge, when homeowners flush with equity took on bigger projects while supply chain problems were still pushing material prices up.
And they did a lot of projects. Nearly 6 in 10 owner-occupied homes, 51.6 million of 86.9 million, underwent some kind of improvement during the survey's two-year lookback window. Those homes accounted for 139.9 million individual projects, an average of 2.7 projects per improved home. Nearly half of all projects (47.3%) were completed by homeowners who moved in after 2014, and the largest single share, 21.3%, came from owners who moved in between 2015 and 2019. Newer buyers, in other words, are quick to put their stamp on a property.
Why the spending keeps climbing even as costs bite has a lot to do with why owners are staying put. LendingTree chief consumer finance analyst Matt Schulz points to the rate environment: "Many Americans are unwilling to move because of today's high mortgage rates, so they're instead choosing to spend on sprucing up their current home." Remodeling the kitchen, the argument goes, beats giving up a low rate.
Pro versus DIY: $4,103 against $845
One of the starkest gaps in the study is between professional and do-it-yourself work. Most homeowners hire out: 64.1% of projects were completed by a professional, compared with 35.9% done DIY. The median professional-led project cost an estimated $4,103, nearly five times the $845 DIY median.
That gap is partly a selection effect, and the study says so plainly. The priciest jobs, like roof replacements, tend to require professional expertise, which pulls the pro median upward. Still, it is a useful reality check for anyone weighing whether to take on a project solo. For more on that decision, see our guide: DIY vs hire a pro for home repairs.
The most common projects are the unglamorous workhorses of homeownership. Water heater, dishwasher, and garbage disposal additions or replacements led the list at 11.7% of all projects, with a median cost of $845. HVAC installation or replacement came next at 9.1%, followed by flooring, carpeting, paneling, or ceiling tiles at 7.8%. Plumbing fixtures (7.1% of projects, $573 median) and security systems (5.0%, $453 median) were the only categories cheaper than that leading $845 median. Roofing repair or replacement accounted for 5.9%, windows or doors 5.6%, and bathroom remodeling 5.3%.
Older homes cost more to keep running
Routine maintenance is where a home's age shows up in the budget. At an estimated $1,433 a year on average for owner-occupied homes, maintenance is the steady drip beneath the headline project costs. For homes built before 1940, the estimate rises to $1,706 a year.
The contrast with newer homes is dramatic. Costs fall to three figures for homes built in 2015 and later, and homes built in 2022 and 2023 cost just $173 on average to maintain. That is nearly a tenfold difference between a pre-1940 home and a two-to-three-year-old one, a gap worth remembering when comparing sticker prices on old charm versus new construction. Our fall home maintenance checklist covers the seasonal tasks that keep that annual number in check.
Schulz's advice for anyone shopping older properties is to budget for the surprises: "This is one of a million reasons why savings is so important. Owning a home, especially an older one, can be a never-ending parade of significant unexpected costs. Older homes may need more frequent repairs, and one major problem can wreak havoc on a budget. Before you buy, pay close attention to the roof, foundation, drainage, plumbing, electrical system, HVAC, possible signs of water damage and other possible trouble spots."
Most projects are paid for in cash
When it is time to pay, most homeowners reach for savings rather than loans. Cash savings funded 75.7% of projects, far ahead of credit cards at 6.3% and homeowners insurance settlements at 3.9%. Home equity loans funded 3.0%, cash from refinancing 2.3%, and contractor-arranged financing 1.9%.
The funding source tracks the size of the job. The median cash-funded project cost an estimated $1,902, while projects funded with home equity loans had a median of $7,924, and insurance settlements funded the biggest jobs at a $9,963 median. Credit card funded projects sat right at the overall median: $2,113.
Schulz's rule of thumb on paying: "Savings generally makes the most sense when you can pay for a project without completely draining your emergency fund or forgoing other important goals. It avoids interest and keeps the house from being tied to additional debt." On equity loans, he is cautious: "Borrowing against home equity may be reasonable for a large, necessary project with a long useful life, especially when you have strong equity, stable income and a clear repayment plan. However, there's a risk there. Putting your house up as collateral isn't something that should be done lightly."
Before you start: three rules from the study
LendingTree's analyst closes with planning advice that applies to any project on this list:
Get multiple detailed estimates. "Define your project as specifically as possible and aim for at least three itemized estimates," Schulz says. "Prices can vary significantly, and competing estimates can give you leverage when negotiating with your preferred contractor."
Leave room for surprise. "Build a cushion into your budget for unexpected costs, especially if you have an older home. That extra breathing room can keep one hidden problem from forcing you to put expenses on a credit card."
Compare ways to pay. "Whether you're considering a home equity loan, credit card, personal loan or another option, shop around and compare offers. The best financing choice is one that lets you complete the project without creating a bigger financial problem afterward."
The study's broader warning is aimed at the monthly budget: "The costs of homeownership never seem to stop. Repairs and other projects can pile up in a hurry. Some fixes are optional, but others, such as replacing a damaged roof or a broken HVAC system, simply can't be postponed for long. Buyers should leave room in their monthly budget for home maintenance and start building a home repair fund as soon as possible."
FAQ
How much have home improvement costs risen in 10 years? According to LendingTree's analysis of Census Bureau data, the median home improvement project cost rose 76.1% between 2015 and 2025, from $1,200 to an inflation-adjusted $2,113. The biggest two-year jump was 22.2% between 2021 and 2023.
How much does routine home maintenance cost per year? LendingTree estimates routine maintenance on owner-occupied homes at $1,433 a year on average. It rises to $1,706 for homes built before 1940 and falls to just $173 for homes built in 2022 and 2023.
Is it cheaper to DIY or hire a professional for home repairs? DIY is far cheaper on a per-project basis: the median DIY project costs $845 versus $4,103 for a professional-led project, according to LendingTree. But the pro median is skewed upward because the most expensive jobs, like roof replacements, require professionals. Most owners (64.1%) hire out their projects.
How do most homeowners pay for home improvements? Cash savings fund 75.7% of home improvement projects, per LendingTree. Credit cards cover 6.3%, homeowners insurance settlements 3.9%, and home equity loans 3.0%. Cash funds smaller jobs (median $1,902); equity loans and insurance settlements fund much larger ones ($7,924 and $9,963 medians).
What are the most common home improvement projects? Water heater, dishwasher, or garbage disposal replacement leads at 11.7% of projects (median $845), followed by HVAC installation or replacement (9.1%), flooring or ceiling work (7.8%), plumbing fixtures (7.1%), and roofing repair or replacement (5.9%).
