Renovation Pricing Guide:
What You Should Really Expect to Pay
When it comes to home renovations, the first question is always: “What’s it going to cost me?” And the most honest answer is: “It depends.”
But at Coastal Builders and Consultants, we believe you deserve more than a vague estimate. That’s why we built this pricing guide—to break down what actually affects your renovation cost, how different finish levels change the budget, and what a realistic range looks like for projects like yours.
We price most renovations by the square foot, starting around $75 per sq ft and ranging up to $300+ per sq ft, depending on scope and quality. Whether you're updating a rental, upgrading your family home, or building something showstopping, this guide will help you plan smarter and with total confidence.
What Drives Renovation Costs Up?
Renovation costs increase when the complexity, size, or quality of a project goes up. Some of the biggest factors that raise your investment include:
Square footage — Bigger spaces mean more materials, more labor, more time.
Structural changes — Moving walls, adding windows, or raising ceilings adds design, engineering, and permitting costs.
Custom work — Unique trim, built-ins, architectural details, or specialty tile work adds time and precision.
Premium finishes — Designer fixtures, high-end flooring, stone countertops, smart systems, or European cabinetry come at a premium.
Mechanical upgrades — Electrical panel upgrades, full HVAC replacements, or rerouting plumbing adds cost.
Hard-to-access sites — Urban lots, tight driveways, or elevated homes can increase labor and logistics costs.
What Drives Renovation Costs Down?
Some smart decisions and constraints can help keep costs lower—without sacrificing quality where it matters most:
Keeping the existing layout — Reusing plumbing, electrical, and walls saves big.
Choosing cost-effective finishes — Durable, attractive materials that don’t break the bank can stretch your dollar further.
Simpler trim and cabinetry — Prefab or builder-grade options reduce custom labor.
Minimal demo / site prep — If your home is already in decent shape, you avoid extra costs for tear-out or remediation.
Bulk material choices — Selecting popular tile, flooring, or hardware can tap into volume discounts.
Bottom line: You can still have a beautiful, functional space with a modest budget—if the scope and expectations are aligned.
Why Are Some Renovation Companies So Expensive?
Some companies charge a premium because of:
Big overhead — Fancy showrooms and bloated teams mean your dollars go toward their expenses, not your build.
Inefficient project management — Missed deadlines and poor coordination cost time and money.
Layers of subcontractors — More middlemen = more markup.
Reactive planning — When there’s no clear process, costs rise fast when problems pop up.
We’ve seen it firsthand. That’s why we keep our process lean, predictable, and focused on delivering value where it matters most—your home.
Why Are Some Renovation Companies So Cheap?
On the flip side, low quotes often come with high risk:
No warranty, no service — After the job’s done, so are they.
Subpar materials — You get what you pay for—especially in tile, fixtures, or cabinetry.
Unlicensed labor — It may be cheaper, but it puts your safety and resale at risk.
“Surprise” change orders — The low bid was just to get in the door—then the real costs hit.
At Coastal Builders and Consultants, we don’t believe in underbidding and upselling. We believe in being honest about your budget, upfront and early.
Where Do Our Prices Fall?
We price renovations based on a combination of square footage, finish level, and project complexity.
Here’s a real-world look at what your renovation might cost:
*Estimates include labor, materials, project management, and typical permitting. Site conditions, design changes, and surprises may shift totals.
Real-World Examples
A 1,200 sq ft home (builder grade) → ~$120,000 - $150,000
An 800 sq ft home (high end) → ~$150,000 - $175,000
A full 2,000 sq ft renovation (luxury) → $400,000+
We’ll always give you a detailed proposal and scope of work before any contract—no surprises.
What’s the Difference Between Rental Grade, Builder Grade, and High-End?
Choosing a finish level is about balancing style, function, and budget. Here’s what’s typically included in each tier (each tier can change - see proposal terms for job specific finishes and warranties):
Builder Grade is our most popular option—offering the perfect balance of value, function, and design.
Rental Grade works well for investment properties.
High-End is ideal if you’re creating a forever home or resale-ready showpiece.
Lifetime Cost vs Initial Price
Renovation isn’t just a cost—it’s an investment. And the finish level you choose has long-term implications.
Here’s why spending more now can save you money later:
Durability: Higher-quality finishes last longer, resist damage, and need fewer repairs.
Maintenance: Better plumbing, electrical, and materials reduce service calls and headaches.
Resale Value: Homes with thoughtful, high-end renovations sell faster and for more.
Energy Efficiency: New HVAC, windows, and insulation can reduce monthly bills.
Example:
Spending $20,000 extra on upgraded flooring and fixtures might save $5,000+ in future repairs and add $30,000+ in resale value.
When you think beyond day-one costs, builder and high-end finishes often pay for themselves.
How Renovation Costs Have Changed Over Time
Construction pricing has evolved—and not always in your control.
Here’s what’s changed in just the last few years:
Lumber: Up 35% since 2020
Labor rates: Up 25–40% as trades face shortages
Appliances & materials: Global supply chains raised prices and delays
Permits & regulations: Stricter codes = more planning, more inspections
At Coastal Builders and Consultants, we’ve worked hard to absorb as much as we can—but some of these trends affect every General Contractor.
What does that mean for you?
The sooner you plan your project, the more you protect your budget. Delaying often leads to higher bids later.
How to Afford the Renovation You Really Want
Let’s be real—renovations are a major investment. That’s why we help you plan smart and offer flexible financing options that make big projects more doable.
Here’s how our clients typically pay:
Progress payments — We break up your project into clear progress payments:
Initial deposit to schedule and start a project with additional progress payments to follow -
This varies for the size of the project
Projects above $10,000 are 30% to start (deposit), two (2) additional 30% draws at the Contractors discretion during the project to maintain project flow and a final payment 10% (totaling 100%) at completion. Completion is defined as beginning to use the space that’s been renovated or worked on.
Projects below $10,000 are 50% to start (deposit) and the final 50% payment (or remaining due) at completion (totaling 100%). Completion is defined as beginning to use the space that’s been renovated or worked on.
Financing options — We partner with Acorn who specializes in renovation and construction loans. Qualified homeowners can spread costs out over 5–15 years.
Example monthly payment (via financing):
Project Total $100,000 Loan Term - 10 years Monthly Payment ~ $1,050/month
Project Total $250,000 Loan Term - 15 years Monthly Payment ~$2,050/month
Want to see what you qualify for? Ask us—we’ll connect you with our lending partner.
Real Projects. Real Prices. Real Results.
Here are a few recent renovations we've completed—so you can see what different budgets actually look like in the real world.
James Island Renovation
Size: 1,800 sq ft
Tier: Builder Grade
Scope included: Opening up the floorpan, new cabinets, tile, plumbing, lighting and HVAC system
Total Cost: $185,000
“We didn’t go high-end, and it still looks amazing. Coastal delivered exactly what we needed—on time and on budget.” — Erin & Michael D.
Mount Pleasant Master Bedroom Upgrade
Size: 800 sq ft
Tier: High-End
Scope included: Full gut, spa bath, walk-in closet, built-ins, smart lighting
Total Cost: $145,000
“We wanted a retreat, not just a bedroom. Worth every dollar.” — Rachel C.
Charleston Rental Refresh
Size: 1,000 sq ft
Tier: Rental Grade
Scope included: Basic flooring, paint, cabinets, kitchen refresh, bath update with tile shower
Total Cost: $98,000
“As an investor, I needed durable + cost-effective. Coastal hit the mark.” — Brandon R.
Renovation Pricing FAQs
“Can’t you just tell me the cost per square foot right away?”
Yes—and we do! But every home is different. The final number depends on layout, finishes, access, permits, and surprises. Our ranges are a starting point. Once we know your scope, we give you a detailed, transparent quote and help you plan for the renovation.“What about change orders?”
If something changes—either because of an unforeseen issue or a new request—we use written change orders. You’ll always approve additional costs before work begins. No surprises. No sneaky markups.“What’s included in the price?”
Our pricing includes labor, project management, materials (based on your tier), standard permitting, inspections and finish carpentry. Site prep and cleanup too.“Do I have to choose finishes up front?”
No—but we recommend making most finish selections during design so your quote is accurate. If you make changes later, we’ll create a change order depending on what you select and help you price and adjust accordingly so knowing as early as possible what you want to use, will help eliminate confusion and surprises during the renovation.“What if something goes wrong mid-project?”
We don’t hide from mistakes—we point them out, notify you and fix them. Our team is licensed, insured, and committed to your satisfaction. We back our work with a clear warranty and open communication.What Might Not Be Included
(And Why We’re Honest About It)
Some costs don’t show up until we open up the walls. Others depend on your home’s age, location, or past work. Here’s what could come up:
Structural surprises — Hidden water damage, mold, termite issues, or framing errors
Outdated wiring or plumbing — Especially in homes built before 1980
Permit or zoning challenges — We’ll handle this, but some lots require more time or red tape
Design changes midstream — If you change the tile after it's ordered, costs may shift
Site-specific logistics — Dumpsters in tight areas, driveway reinforcement, tree removal, etc.
We budget a 5–10% contingency to prepare for these possibilities—and we’ll walk you through every detail as soon as we see it.
Transparency isn’t optional. It’s how we protect your project and your trust.
See It, Don’t Just Read It
Visuals help make sense of your investment. Here’s how we break it down:
Cost Breakdown Pie Chart (Typical Renovation)
45%: Materials (fixtures, finishes, systems)
35%: Labor & skilled trades
15%: Project management & overhead
5%: Permits, inspections, fees
Watch How Our Pricing Works
Nothing builds trust like seeing and hearing it for yourself.
📽️ Watch Now: “How Coastal Builders Prices Renovations (Without the Fluff)” (COMING SOON)
→ Owner explains our tiered pricing, how quotes are built, and what most contractors won’t tell you.
📽️ Before & After Tours (COMING SOON)
→ Walk through real kitchens, baths, and whole-home remodels—with budget breakdowns and design decisions explained.
📽️ Client Interview: “Why We Chose Builder Grade and Saved $40k” (COMING SOON)
Is It Really Worth It?
Let’s be honest: not every home needs a high-end renovation. We’ll never push you to spend more than you should. As experienced Investors, Realtors and Builders, we understand how costs can impact renovations and planning. We do our best to educate you, provide our professional input and let you decide what you’d like to do!
If you’re planning to live in your home for 10+ years, investing in quality finishes and smart systems pays off in peace of mind and resale.
If it’s a rental or short-term hold, keeping finishes simple and durable protects your return.
If your goal is a forever home, high-end is worth considering for comfort, beauty, and value.
We’ll help you match your goals to the right level—without pressure.
Try Our Renovation Estimator Tool
Want a fast, honest look at what your project might cost?
Try Our Estimator -
Just enter your square footage, desired finish level, if you’d like materials included and we’ll give you a ballpark price range—instantly.
You’ll also have the option to request a full, custom and detailed fixed price quote based on your home and goals.
No pressure. No surprise bills. Just clarity.
