Whole-House Renovation Cost Calculator

Gut renovation and whole-house remodel costs by square footage, finish level and region — the number to know before you buy the fixer-upper.

Your project

Finish level

Estimated total cost

$82,800 – $207,000

1,800 sq ft · Mid-range · National average

$46 – $115 per sq ft

Materials
$32,400 – $81,000
Labour
$34,560 – $86,400
Permits & fees
$5,040 – $12,600
Contingency (15%)
$10,800 – $27,000
Typical timeline
12–52 weeks of active work
Recouped at resaleAbout 60% of a mid-range spend
$86,940
  • National average pricing. Pick your region to adjust for local labour rates.
  • This is a planning range, not a quote. Get three itemised bids and compare the scope line by line — the cheapest bid is usually the one that left something out.

What the estimate includes

  • Kitchen and bathrooms throughout
  • Flooring, paint and trim in every room
  • Lighting and electrical updates
  • Interior doors and hardware
  • Permits and general contractor overhead

What it does not include

  • Roof, siding, windows and other envelope work
  • Foundation or structural repair
  • Additions and square-footage changes
  • Full mechanical replacement (HVAC, panel, plumbing repipe) unless you price it separately

What actually moves the price

  • Whether you are living in the house. Phasing around occupancy adds weeks and money; an empty house lets trades overlap.
  • Age. A pre-1970 house brings knob-and-tube wiring, cast iron waste lines, asbestos and lead paint — all of which are discovered after demolition, which is why the contingency on old houses is 20% and not 10%.
  • Whether the layout changes. Keeping walls where they are is the difference between a renovation and a rebuild.

How these estimates are built

  • Base costs are typical 2025–2026 US pricing per square foot at each finish level, drawn from national remodelling cost surveys and contractor bid data.
  • Your region multiplies that base — coastal metros run 30–40% above the national average and rural markets 15–20% below, almost entirely on labour rates.
  • The contingency is added on top of the base range rather than taken out of it, because that is how the money actually behaves on a job site.
  • The materials, labour and permit split shows how the mid-point of the range typically divides. It is a way to read a bid, not a second estimate.
  • Resale recoup figures follow national cost-versus-value patterns. No renovation returns more than it costs — treat the figure as a partial rebate on something you are buying for yourself.

Frequently asked questions

How much does it cost to renovate a whole house?

$15–$40 per square foot for cosmetic work, $40–$100 for a substantial renovation, and $100–$250+ for a gut renovation with upscale finishes. For an 1,800 sq ft house that is roughly $27,000, $126,000 or $315,000 respectively.

Is it cheaper to renovate or build new?

New construction runs $150–$400+ per square foot, so a cosmetic or mid-range renovation is almost always cheaper. A full gut down to the studs, once you add structural and mechanical work, often costs as much as building — and you still have the old foundation and footprint.

How much should I budget for surprises?

15% on a house built after 1980, and 20% on anything older. This is not padding — it is the money that pays for what appears once the walls are open, and the projects that go badly wrong are almost always the ones with no contingency at all.

Before you commit the budget, see it finished

Upload a photo and generate photorealistic versions of the finished space in any style. It is far cheaper to change your mind here than after the cabinets arrive.

Visualise the finished space

Material calculators for this project

Paint CalculatorEnter your room size and get the exact number of gallons to buy — walls, ceiling, and trim, adjusted for coats and openings.Flooring CalculatorSquare footage, boxes to buy and an installed cost range for vinyl, laminate, hardwood, tile or carpet.Drywall CalculatorSheet count for walls and ceiling, plus the screws, joint compound and tape that always get forgotten on the first trip.

Related projects

Kitchen RemodelWhat a kitchen actually costs by size, finish level and region — with the cabinet, labour and permit split that the headline number hides.Basement FinishingWhat it costs to turn an unfinished basement into living space — including the egress, moisture and ceiling-height issues that decide the budget.Home AdditionRoom addition and bump-out costs per square foot — foundation, envelope and mechanical work included, because an addition is a small house.