Regardless of market phases, there are always features that homebuyer seek in a home and the latest trend seems to a focus on the commode, according to the National Association of Realtors' Cost vs. Value Report. This informational report is published each year in conjunction with Remodeling magazine. This year, kitchens remained high on the list of lures for buyers, but bathrooms moved to first place in desired features of a home.

An upscale bathroom remodel recouped 93.2 percent of the investment costs. And, a bathroom addition, midrange stood at 86.4 percent and an upscale bathroom addition can bring in anywhere from 85 percent to over 100 percent of the original investment.

Needless to say, the amount of your investment should be congruent with the value of your neighborhood. The last thing you want to do is make your home over built for it's surroundings. Having said that however, there are many relatively inexpensive ways of keeping your home in vogue.

"Knowing what's in and what's out in bathroom design is important for homeowners deciding just where to spend their makeover dollars," said Celebrity Interior Designer Will Smith. "I suggest they look at four key areas: the mirror, paint, hardware and lighting. Each can be easily and inexpensively updated to provide a new, modern look for the bathroom."

Smith, the owner of interior design firm Interior Motives by Will Smith, is known for creating high-end looks for less, shares his tips for making over a bathroom on a budget — without sacrificing style. He also was a contestant on HGTV's second season of "Design Star."

Bathroom mirror

What's out: Unframed mirrors are a thing of the past.

What's in: A frame completes the mirror and gives a bathroom a finished, updated look. A good tip for selecting a frame is to think about what you'd frame a piece of artwork in for the room. The mirror is the focal point in the bathroom and can make a real statement with the right frame.

Paint

What's out: Paint is never out. It is a tried and true way to make a big impact with little cost. Colors do change though: you'll want to stay away from mauves and pinks.

What's in: Create a spa-like setting with paints in beige and pale tones. Some popular colors are chocolate, aqua, and olive. When choosing color, remember the more contrast, the more "POP."

Hardware

What's out: Mismatched hardware gives the room an uncoordinated feel. Brass finishes also add to a dated look.

What's in: Choose brushed nickel, pewter, antique or oil-rubbed bronze finishes that coordinate with the lighting and fixtures, bath bars, knobs, pulls, switches and receptacle covers. These quick fixes pull the room together with one modern, cohesive look.

Lighting

What's out: Take down that bright Hollywood lighting that casts a harsh light.

What's in: Go with a fixture that adds beauty and soft lighting with shades or sconces. They can run above your mirror or flank it on each side. And remember, these accent your room's greatest focal point, the mirror, so be sure to select a style that is right for you and makes a statement in the room.

"You don't need to do a full scale renovation to get the look of an updated bath," Smith said. "Some strategic and cost-effective changes can go a long way to giving you the look you desire."

So even if you are not in the market to sell your home presently, make sure that you keep what is more than likely, your most valuable asset current with today's standards. A little money goes a long way, and you'll be glad you made the investment on the day you are ready to cash in.

(Cristina Better has been a successful Realtor, rranchise manager and trainer for the past 16 years. She can be reached at Premier Options Realty, 504-1346 or send e-mail to Better@PremierOptions.net.)