How Much Does It Cost to Renovate an Entire House? 2026 Budget Guide

Renovating an entire house is one of the biggest financial commitments a homeowner can make. Whether you bought a fixer-upper, inherited a dated property, or simply want to modernize the home you've lived in for 20 years, knowing what to expect financially is the first step toward a successful project.

The short answer: a whole-house renovation typically costs between $40,000 and $300,000+, depending on the size of the home, scope of work, location, and finish level. The national average sits around $100 to $200 per square foot for a mid-range renovation.

But those ranges are so wide they're almost useless without context. Let's break it down room by room, category by category, so you can build a realistic budget for your specific situation.

What Counts as a "Whole-House Renovation"?

Before we talk numbers, let's define terms. A whole-house renovation generally falls into one of three tiers:

Cosmetic Refresh ($15–$50 per sq ft)

• New paint throughout
• Updated light fixtures
• Refinished or new flooring
• New hardware on cabinets
• Minor bathroom updates (vanity, mirror, faucet)

Mid-Range Renovation ($50–$150 per sq ft)

• New kitchen (cabinets, countertops, appliances)
• Full bathroom remodels
• New flooring throughout
• Updated electrical and plumbing fixtures
• Some structural changes (removing a non-load-bearing wall)
• New HVAC system

Gut Renovation ($150–$400+ per sq ft)

• Strip everything to the studs
• New electrical wiring
• New plumbing
• Structural changes
• Foundation or roof work
• Everything in the tiers above

Room-by-Room Cost Breakdown

Here's what each major area typically costs in a mid-range whole-house renovation:

Kitchen: $25,000–$75,000

The kitchen is almost always the most expensive room. A mid-range kitchen remodel includes semi-custom cabinets ($8,000–$15,000), quartz or granite countertops ($3,000–$7,000), new appliances ($3,000–$10,000), flooring, backsplash, lighting, and plumbing fixtures. Moving gas or plumbing lines adds $2,000–$5,000 each.

Bathrooms: $10,000–$35,000 each

A full bathroom remodel with new tile, vanity, toilet, tub or shower, and fixtures runs $15,000–$25,000 for a mid-range finish. A primary bath with a walk-in shower and double vanity can hit $35,000. Half-baths are cheaper at $5,000–$10,000.

Living Areas and Bedrooms: $3,000–$10,000 per room

These rooms are simpler—mainly flooring, paint, lighting, and trim. Hardwood flooring runs $6–$12 per square foot installed. Carpet is $3–$7. Add closet systems, built-ins, or crown molding and costs climb.

Basement: $20,000–$80,000

Finishing an unfinished basement adds significant value. Costs include framing, insulation, drywall, flooring, lighting, egress windows, and a bathroom if you want one. Waterproofing (if needed) adds $5,000–$15,000.

Exterior: $15,000–$60,000

New siding ($8,000–$20,000), roofing ($8,000–$25,000), windows ($5,000–$20,000 for a full house), and landscaping all fall here.

Major Systems: The Hidden Budget Killers

New homeowners often budget for the visible stuff—kitchens, bathrooms, flooring—and forget about the systems that keep the house running. These are the costs that catch people off guard:

Electrical: $8,000–$30,000

Rewiring an older home costs $8,000–$15,000 for a typical three-bedroom. Upgrading the electrical panel from 100 to 200 amps runs $1,500–$4,000. Adding circuits, outlets, and modern wiring throughout pushes costs higher.

Plumbing: $5,000–$20,000

Replacing old galvanized or polybutylene pipes with copper or PEX costs $5,000–$15,000 for a whole house. Add new fixtures, a water heater ($1,500–$3,500), and any drain line repairs.

HVAC: $5,000–$15,000

A new furnace and AC system runs $5,000–$10,000. Adding ductwork or switching to a ductless mini-split system can push this to $15,000–$25,000. If you're gutting the house, this is the time to do it.

Roof: $8,000–$25,000

Asphalt shingles for a standard home run $8,000–$15,000. Metal roofing costs $15,000–$25,000. If you're doing a full renovation, get the roof inspected first—a failing roof can derail your entire budget.

Foundation: $5,000–$30,000+

Foundation repairs range widely. Minor crack sealing is $500–$1,000. Underpinning or major structural repair can exceed $30,000. Get a structural engineer's assessment ($300–$800) before buying any fixer-upper.

How Location Affects Cost

Labor rates vary dramatically by region. The same renovation that costs $100,000 in a mid-sized Midwestern city could cost $180,000 in the San Francisco Bay Area or $200,000+ in Manhattan.

General regional multipliers compared to the national average:

• Rural areas and small towns: 0.7x–0.9x
• Mid-sized cities (Nashville, Raleigh, Omaha): 0.9x–1.1x
• Major metros (Chicago, Dallas, Atlanta): 1.0x–1.3x
• High-cost metros (NYC, SF, LA, Boston): 1.3x–2.0x

Permit costs also vary. Some municipalities charge flat fees ($200–$500), while others charge a percentage of the project value (1%–3%).

Building a Realistic Budget

Step 1: Prioritize Ruthlessly

List every project you want done. Then sort them into three buckets:

1. Must-do — Safety, structural, code compliance
2. Should-do — Major value-add items (kitchen, bathrooms)
3. Nice-to-have — Cosmetic upgrades you can phase in later

Step 2: Get Multiple Bids

Get at least three bids from licensed contractors for the full scope. Compare line by line, not just totals. A low bid that excludes permits, dumpster fees, or finish materials isn't actually low.

Step 3: Add a Contingency

Budget 15%–20% for surprises. In older homes (pre-1960), budget 20%–25%. You will find something unexpected behind those walls—rotted framing, asbestos, knob-and-tube wiring, or undersized joists.

Step 4: Decide What to Phase

Not everything needs to happen at once. Cosmetic work (paint, fixtures, landscaping) can wait. Structural, electrical, plumbing, and HVAC should happen during the main renovation when walls are open.

Financing a Whole-House Renovation

Common financing options:

• [Home equity loan](/blog/best-heloc-lenders-2026) or HELOC: Best rates, 5%–8% APR, requires existing equity
• [Cash-out refinance](/blog/cash-out-refinance-guide): Replaces your mortgage with a larger one, works if current rates are favorable
• [Construction loan](/blog/construction-loan-guide): Converts to a mortgage after renovation, common for major gut rehabs
• FHA 203(k) loan: Government-backed [renovation loan](/blog/construction-loan-types), good for buyers purchasing a fixer-upper
• Personal loan: Higher rates (8%–15%) but no home equity required, works for smaller projects

How Long Does a Whole-House Renovation Take?

Timelines depend on scope:

• Cosmetic refresh: 2–4 weeks
• Mid-range renovation: 3–6 months
• Gut renovation: 6–12 months
• Gut renovation with additions or structural changes: 9–18 months

Permit approval can add 2–8 weeks before work even begins. Supply chain delays on custom materials (windows, cabinets, specialty tile) can add another 4–12 weeks.

Common Mistakes That Blow Budgets

1. Changing the scope mid-project. Every change order costs money—not just the material and labor, but the scheduling disruption. Finalize your design before demolition starts.

2. Skipping the inspection. A pre-renovation inspection by a licensed inspector ($300–$500) can reveal problems that change your budget dramatically. Better to know before you start.

3. Choosing the cheapest contractor. The lowest bid often means corners will be cut, timelines will slip, or you'll get hit with change orders. Check references, verify licenses, and look at completed work.

4. Ignoring permits. Unpermitted work can create legal problems when you sell, void insurance claims, and result in fines. Always pull the required permits.

5. Forgetting about where you'll live. If you're doing a gut renovation, you probably can't live in the house. Budget $1,500–$3,000 per month for [temporary housing](/blog/dscr-loan-corporate-housing).

Is a Whole-House Renovation Worth It?

Financially, a well-executed renovation typically recoups 50%–70% of its cost at resale, depending on the market and what you did. Kitchens and bathrooms return the most. Over-improving for your neighborhood returns the least.

But the financial return isn't the whole picture. If you love your neighborhood, your commute, and your lot, renovating your current home often makes more sense than buying something new—especially when you factor in moving costs, closing costs, and the premium on move-in-ready homes.

Frequently Asked Questions

How much does it cost to renovate a 1,500 sq ft house?

For a mid-range renovation, expect $75,000–$225,000. A cosmetic refresh could be $25,000–$50,000. A full gut renovation in a high-cost area could exceed $400,000.

Can I renovate a house for $50,000?

Yes, but your scope will be limited. $50,000 can cover a kitchen remodel, one bathroom remodel, new flooring, and fresh paint throughout a smaller home. It won't cover full systems upgrades or structural work.

Should I renovate or tear down and rebuild?

If renovation costs exceed 50%–60% of the home's post-renovation value, or if the foundation and structure need major work, rebuilding often makes more financial sense. Consult a structural engineer and get bids for both options.

How do I find a good general contractor?

Ask for referrals from friends, check local builder associations, and read reviews on multiple platforms. Interview at least three contractors. Verify their license, insurance, and bond status with your state licensing board. Ask for references from projects completed in the last 12 months.

What's the best order to renovate a house?

Start with structural and safety work (foundation, roof, framing). Then rough-in systems (electrical, plumbing, HVAC). Next comes insulation, drywall, and interior framing. Finish with flooring, cabinets, fixtures, paint, and trim. Exterior work can often happen in parallel.

Do I need an architect for a whole-house renovation?

Not always. If you're making structural changes, altering the roofline, or adding square footage, an architect is essential. For cosmetic and systems-only renovations, a good contractor and possibly an interior designer may be sufficient. Architectural fees run 8%–15% of the project cost.

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