The 2026 North Metro ROI Guide: Why Your “Zestimate” is Wrong & How to Fix It

By Jacob Zwack (The Realist) | Jan 17, 2026 | 6 min read

If you are relying on national averages to calculate the value of your home in Coon Rapids or Anoka, you are doing math with the wrong variables.

A $50,000 kitchen remodel in Edina might return 90%. That same remodel in a split-level off Hanson Blvd might only return 45%. Why? Because our housing stock is different, our buyers are different, and frankly, our winters are different.

I built the North Metro Curb Appeal Calculator because I was tired of seeing clients burn money on projects that didn’t pay them back. Here is the breakdown of what is actually working in our market right now.

1. The “Split-Level” Crisis (And How to Fix It)

If you live in Coon Rapids, Blaine, or Andover, there is a 60% chance you live in a Split-Level or Split-Entry home. These were built en masse from 1970-1990 because they were efficient.

The problem? They have a “flat face.”

Buyers in 2026 are making split-second decisions based on the primary listing photo. If your home looks like a beige box, they scroll past. The single highest ROI project currently available to North Metro homeowners is Manufactured Stone Veneer.

The Math:

• Cost: ~$29.50/sq ft (Installed)
• Scope: You only need to cover the exposed concrete foundation or the lower half of the entryway (approx 300 sq ft).
• ROI: 195%. Yes, you read that right. It nearly doubles your investment in resale value because it changes the perceived “Class” of the home.

2. The Grant Loophole (Free Money)

Most agents won’t tell you this, but both Coon Rapids and Anoka have massive incentives to get you to upgrade your exterior.

Coon Rapids “Front Door” Grant

The city actively wants to banish the “1970s beige” look. They offer a grant that can cover up to 25% of your project cost (capped at $5,000) for visible exterior improvements. This includes:

• Removing Vinyl Siding (swapping for LP/Hardie)
• Adding a Front Porch
• Native Landscaping

If you use my calculator, toggle the “Grant” button. You will see projects that were borderline profitable suddenly become massive wins.

3. The Money Pits (What to Avoid)

I love a good pool. I hate owning one in Minnesota.

In our climate, a pool is usable for 4 months and requires heating/chemicals for 5. Unless you plan to live there for 20 years and purely want the lifestyle, do not install a pool for resale value. It eliminates 50% of your buyer pool who don’t want the hassle.

Runner Up: The “Major” Kitchen.
Spending $85,000 to gut a kitchen in a home valued at $350,000 is over-improving. You will not get that money back. Stick to the “Minor” remodel (Cabinet refacing, new hardware, quartz counters) which yields a 98% ROI.

4. Sweat Equity: The DIY Factor

Anoka County is blue-collar. We know how to use tools. If you are capable of doing the labor yourself, the math changes drastically.

Finishing a basement is the king of “Sweat Equity.” The cost is primarily labor (framing, drywall, flooring). If you do it yourself, you are essentially buying square footage for the cost of materials ($55/sq ft vs $150/sq ft retail). Use the “DIY Mode” on my calculator to see the difference.

Conclusion: Don’t Guess. Calculate.

Real estate is likely your biggest asset. Treat it like a business. Before you sign a contract for a $50,000 renovation, run the numbers.

If you need a sanity check, use the “Connect with a Pro” button on the tool. I’ll take a look at your plan and tell you if it makes sense for your specific neighborhood.