How do you rank ROI projects when your resale date is uncertain?

I’m trying to prioritize improvements for a house that may be sold in roughly 2 to 5 years, but the timing isn’t firm. The property currently matches nearby comparable homes on overall condition, although the kitchen and primary bathroom are somewhat less updated. It isn’t clearly below neighborhood standards, so I’m wary of spending heavily just to move into the highest finish tier.

The competing projects are approximately:

- A $25,000 midrange kitchen refresh: cabinet refacing, durable counters, lighting, and flooring, without changing the layout.
- A $14,000 bathroom renovation: improved ventilation, tile, vanity, fixtures, and better storage.
- A $9,000 insulation and air-sealing package, with possible HVAC efficiency improvements depending on the audit.
- A $7,000 personal-use upgrade, such as built-in storage and a more comfortable home office.

The kitchen probably has the broadest buyer appeal, while the insulation work may have better operating-cost and comfort benefits but less visible appraisal impact. The office and storage would improve daily use, but they’re also the least certain to recover their cost if the house is sold soon.

How would you rank these when the holding period is uncertain? Would you favor the project with the most predictable appraisal contribution, or choose the upgrade that provides the most value during the years you expect to remain there? I’m also interested in how people adjust the decision when a home is already comparable to nearby properties rather than clearly lagging them.