We truly love seeing how homes evolve with their owners. But when it comes time to sell, certain “upgrades” can actually work against you. After touring thousands of homes across 78704, East Austin, Tarrytown, Rosedale, Barton Hills, and everywhere in between, these five projects consistently show up as sticking points for buyers.

Here’s what to think twice about, and what to do instead.

1. Erasing a Home’s Authentic Architectural Style

Austin has no shortage of beloved architectural gems. True mid-century modern gems in 78704, original 1930s bungalows in Travis Heights, 70s ranch homes in South Austin, Spanish Revival charmers in Tarrytown and Spanish Oaks. These homes have identity. They have soul. And buyers seek them out specifically for that character.

When a homeowner “modernizes” these properties by covering everything in white-and-gray, removing original millwork, painting over gorgeous original tile, swapping out period-correct materials for what's trendy now, or forcing a trend that doesn’t belong… the value drops.

It’s the same reaction the entire internet had watching the Home Alone house get a modern, neutral makeover: a collective sense of Why would you take something so iconic and erase it? Austin buyers feel the same way.

Why it lowers value:

• Unique architectural character is a premium. Removing it makes the home feel generic.

• Buyers who love authentic style will pass immediately; buyers wanting new construction will question the mismatched vibe!

• Modern finishes that fight the original architecture create visual tension and reduce emotional appeal.

What to do instead:
Elevate the home within its style, not against it.
If it’s mid-century, lean into warm woods, clean lines, period lighting, and organic textures.
If it’s a 1930s bungalow, preserve the archways, original doors, built-ins, and charm.
If it’s Spanish Revival, honor the curves, tilework, and earthy palette.

Buyers don’t want a house that looks like everything else, especially not in Austin. They want a home that feels true to itself.

2. Eliminating Your Garage for Extra Living Space

In Austin, a garage isn’t just a place to park your car. It’s storage for paddleboards, bikes, kayaks, tools, gardening gear, and everything that makes Austin… Austin.

So, when a garage is converted into a bonus room that feels tacked-on or unpermitted, most buyers immediately see it as a negative.

Why it lowers value:

• Storage is major currency, especially in older Central Austin homes and bungalows.

• People want garages for parking during summer heat and spring storms.

• Conversions rarely match the home’s insulation, HVAC, or finish quality.

• You can always just...tell when a space used to be a garage. Buyers tend to not know how to use it because it's an awkward amount of space for a room.

What to do instead:
Keep the garage functional and clean. Add shelving, epoxy flooring, or organizational systems. Buyers love a polished, usable garage. Trust us, if you really want to add another bedroom, do it the right way if you have the space and budget for it.

3. Overspending on a Kitchen Remodel

Kitchens matter, of course, but the market has limits. A stunning, magazine-level kitchen is wonderful… until it outprices the rest of the home or the neighborhood.

This is one of the most common seller regrets we see.

Why it lowers value:

• Austin buyers are extremely ROI-aware; they know what upgrades should cost.

• A $120K kitchen inside a $700K average neighborhood doesn't appraise the way people expect.

• Overbuilt kitchens make the rest of the house feel dated by comparison. 

• Trend-driven luxury materials can lose appeal quickly.

What to do instead:
This applies to any renovation in the home. Spread the love throughout the home instead of maxing out one space. Prioritize mid-range upgrades that feel like YOU but can appeal broadly: quartz counters, modern hardware, updated appliances, fresh paint, new backsplash, cabinet refinishing. You get far more of your money back.

4. Removing Upper Kitchen Cabinets Completely

Speaking of the kitchen...Open shelving looks incredible in editorial photos and are super trendy right now. But in real life? Most buyers in Austin do not want to lose storage.

This is especially true in East Austin bungalows, Zilker cottages, mid-century homes, and smaller square-footage properties where kitchen space is precious.

Why it lowers value:

• Less storage means your kitchen instantly feels smaller.

• Buyers imagine cluttered counters and a lack of practicality.

• The trend is polarizing: some love it, many see it as an inconvenience.

What to do instead:
If you want an open, modern feel, keep a mix of upper cabinets and a few styled shelves — or use glass-front uppers for the same effect without sacrificing function.

5. Replacing All Windows With Frames That Don’t Fit the Architecture

Modern, giant, black-framed windows are gorgeous... when they match the home’s style. But in certain Austin neighborhoods, especially historic pockets like Travis Heights, Hyde Park, Rosedale and Clarksville, they can look out of place. It's like seeing a photo of a person from the early 1900s holding an iPhone. You notice it!

Why it lowers value:

• Architectural mismatch cheapens the exterior instantly.

• Buyers worry about whether the work was permitted or historically appropriate.

• The home can feel like it’s battling against its own character.

What to do instead:
Choose window styles that support your home’s era — mid-century, craftsman, bungalow, or Spanish revival each have window design languages that matter. The right windows feel elevated, not trendy. To be fair, replacing all the windows in an older home? HUGE bonus for buyers. It's when it muddies the character or what makes the home special since buyers think how expensive it would be to fix it.

Final Thought: The Best Renovations Protect Function First, Style Second

Austin buyers appreciate good design, but they’re practical, informed, and sensitive to projects that diminish storage, function, architectural integrity, or long-term durability.

If you’re considering renovations and want to make sure you’re actually adding value (not subtracting it), we’re always happy to walk your home and give tailored guidance for your specific neighborhood and price band. Reach out to us or fill out our client questionnaire here to get started!

~Trigaci Stiles Group

Austin Luxury Real Estate Advisors

Compass ATX