Rehab Cost Estimator

Q: How much does it cost to rehab a house?

Rehab costs vary significantly by scope. Light cosmetic renovations (paint, flooring, fixtures, landscaping) run $15–$30 per square foot. Mid-range rehabs adding kitchen and bathroom updates run $30–$60 per square foot. Full gut rehabs including structural, plumbing, electrical, HVAC, and finishes run $75–$150+ per square foot. A 1,500 sq ft house costs roughly $22,500–$225,000+ to rehab depending on scope. Always add a 15–20% contingency buffer for surprises.

Q: What are the most expensive items in a house rehab?

The most expensive rehab items in order of typical cost are: (1) Foundation repair: $5,000–$50,000+. (2) Roof replacement: $8,000–$20,000. (3) HVAC system: $5,000–$15,000. (4) Full kitchen remodel: $15,000–$50,000. (5) Bathroom remodel (full): $8,000–$25,000. (6) Electrical panel upgrade: $3,000–$10,000. (7) Plumbing replacement: $4,000–$15,000. (8) Windows: $300–$800 per window. Structural, roof, and mechanical systems always cost more than cosmetic finishes.

Q: How do I estimate rehab costs accurately?

To estimate rehab costs accurately: (1) Walk through every room and create a line-item scope of work. (2) Get 3 bids from licensed contractors — use the median. (3) Research material costs at local suppliers (Home Depot, 84 Lumber). (4) Calculate by square footage using regional cost data. (5) Add 15–20% contingency for hidden problems (mold, termites, outdated wiring). Professional investors use a cost-per-square-foot baseline: $15–25/sqft light, $35–55/sqft medium, $75–125/sqft heavy.

RealEstateStackHub

Rehab Cost Estimator

Room-by-room renovation budget with Budget, Mid-Range & Premium tiers. Real-time totals, location adjustment, contingency buffer, and instant 70% rule deal verdict. The most comprehensive rehab estimating tool online.

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Step 1: Property Info & Condition

Set size, location, and let us pre-fill the scope for you

Property Size (sqft)

ZIP Code or City (optional — adjusts for local costs)

📍 National average baseline (1.00x)

Property Condition — Auto-Fill Scope of Work

🖌️ Cosmetic Refresh

Paint, flooring, fixtures. Mechanicals in good shape.

🔧 Moderate Rehab

Kitchen & bath updates, some systems replaced.

🏗️ Full Gut Rehab

Down to studs. All systems, finishes, structure.

💧 Fire / Flood Damage

Major damage. Foundation + full gut + remediation.

Material & Labor Quality Tier

💰 Budget
Entry-level finishes

⚖️ Mid-Range
Standard quality

💎 Premium
High-end finishes

🔨 Live Rehab Budget

Updates as you toggle rooms & items

Total Estimate

$0

— per sqft

Contingency Buffer15%

Buffer amount:$0

With Contingency$0

MaterialsLabor

~40% materials~60% labor

📊 Investor Deal Analysis — optional

Purchase Price

After Repair Value (ARV)

Total Investment

—

Rehab % of Investment

—

Projected Profit

—

Profit Margin

—

How to Use This Estimator

Enter property size and your ZIP or city for location-adjusted pricing
Select property condition to auto-populate a suggested scope of work
Choose your quality tier — Budget (investor grade), Mid-Range (standard flip), or Premium (luxury finish)
Toggle rooms on/off and expand each room to customize individual line items
Adjust the contingency slider — 10% cosmetic, 15% moderate, 20%+ full gut
Enter purchase price + ARV to see your projected profit and instant 70% rule verdict

Frequently Asked Questions

How accurate are rehab cost estimates? +

These estimates are based on 2024–2025 national contractor cost averages. Actual costs depend on your market, contractor availability, material quality, and conditions found during inspection. Always get 3 contractor bids and add a 15–20% contingency buffer. In high-cost markets like NYC, San Francisco, or Seattle, costs may run 40–70% above national averages — use the location adjustment for better accuracy.

What is the 70% rule in house flipping? +

The 70% rule states a flipper should pay no more than 70% of the ARV minus repair costs. Formula: Maximum Offer = (ARV × 0.70) − Repair Costs. Example: ARV = $300,000, repairs = $40,000. Max offer = ($300,000 × 0.70) − $40,000 = $170,000. This ensures margin for holding costs, financing, realtor commissions (6%), and profit. Enter your purchase price and ARV in the Investor Analysis section above to get an instant verdict.

What is the difference between Budget, Mid-Range, and Premium tiers? +

Budget: Investor-grade finishes — LVP flooring, stock cabinets, basic fixtures. Best for rentals or entry-level flip markets. Mid-Range: Standard quality — semi-custom cabinets, engineered hardwood or LVP, stainless appliances. The standard for most fix-and-flip projects. Premium: Luxury finishes — hardwood floors, custom cabinets, quartz countertops, designer lighting. Best for luxury flip markets where buyers expect high-end finishes.

What contingency should I budget for rehab? +

Cosmetic flips: 10% contingency. Moderate rehabs: 15%. Full gut or older properties (pre-1980): 20–25%. Fire or flood damage: 25–30%. Contingencies cover permit delays, hidden mold, foundation surprises, contractor overruns, and material cost increases. Never budget 0% — unexpected costs are the rule, not the exception.

How do location cost multipliers work? +

Construction and labor costs vary significantly by location. NYC and San Francisco contractor rates are 50–80% higher than national averages. Markets like Atlanta, Dallas, and Phoenix run near national averages. Rural areas and low-cost Midwest markets run 20–30% below average. Enter your ZIP code or city above and click Apply — the multiplier adjusts all line-item costs to reflect real costs in your market.

What renovation adds the most value for flipping? +

Kitchen and bathroom remodels consistently offer the best ROI. Mid-range kitchen remodels recoup 60–80% of cost per Remodeling Magazine's Cost vs. Value report. Minor bathroom refreshes can return close to 100%. Curb appeal (exterior paint, landscaping, front door) is the cheapest way to boost perceived value. Foundation and mechanical systems (roof, HVAC, electrical) add little visible value but are often required for financing approval and buyer acceptance.

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Financial estimates only — not professional advice. Results are calculated projections based on your inputs. Rehab cost estimates are based on national averages and your inputs. Actual costs vary by region, contractor, material quality, and unforeseen conditions. Always add a 15–20% contingency buffer. Real estate investments involve risk. Consult a licensed financial advisor, CPA, or real estate attorney before making investment decisions. Full disclaimer →