Every kitchen remodel is completely unique, and the cost of your remodel can vary drastically depending on a number of factors. In this post we present to you nation and local average costs for kitchen remodels, and how to know if you’ve received a fair bid.
We’ve listed average costs according to the 2019 Cost vs Value report. Click here to download a PDF of the report. (They will want your email, but it is free of charge.) In this PDF, in addition to the figures we’ve presented below, you will find the average costs for various other types of remodels (including bathrooms, additions, etc.) and even smaller home improvement projects. Additionally, the resale value and percentage of costs recouped is also made available for each type of project. It is an extremely helpful document for anyone looking to renovate!
Average Remodel Costs
National Averages for Major Kitchen Remodels
1. Mid-range design – $66,196
2. Upscale design – $131,510
National Average for Minor Kitchen Remodels
1. Mid-range design – $22,507
Houston, TX area Averages for Major Kitchen Remodels (the closest city to us with available data)
1. Mid-range design – $63,878
2 Upscale design – $125,054
Houston, TX area Average for Minor Kitchen Remodels
1. Mid-range design – $21,273
*While the above averages are true of your standard to larger kitchens, a full renovation for a medium to smaller sized kitchen will likely cost around $45K.
**FYI: While writing this post, I found other sites claiming that the cost of remodels is significantly lower. However, these sites were created for clients to receive competitive bids from multiple contractors. Their data was only based on homeowners who used their site to hire a contractor, and therefore, it was likely the contractor with the lowest price.
More than HGTV led you to believe? We understand. However, our past 7 years of remodeling has taught us that there is simply no way to provide a high quality remodel, pay close attention to our clients, and have an “HGTV” level prices. Clearly other contractors agree, based on these averages!
Don’t believe me? This article by Angie’s list hits the nail on the head when it comes to reality vs. TV shows, pun intended!
One of the reasons these average costs may seem high is the design & project development time. This period is everything that happens before the first hammer is swung, and for us, is about 40-50% of the work of the project itself! While it may seem time consuming up front, it drastically limits issues during the construction phase. Check out Our Remodel Process to learn more about what we do at Buck the Builder.
I’ve received a bid for a remodel that was significantly lower than these averages, why?
Can you get a remodel for less? Of course. But when comparing two remodel bids, one of which is significantly lower than the other, you aren’t comparing apples to apples. Here are some reasons why your bid may be significantly (more than 20%) lower than these averages:
- You are receiving a lower quality product, meaning one or more of the following:
- your contractor is using cheap materials that will not last as long as you may want
- he/she is using inexperienced, unqualified, uninsured, or unlicensed labor
- you will receive poor project management
- miscommunication throughout the project resulting in you not getting what you chose
- a poorly managed schedule causing project delays
- surprise costs throughout the project due to poor planning
- etc.
- Your contractor is good, but he/she has not learned how to appropriately cost their projects, and therefore, is running a non-profit and often times paying for their own projects. (Totally guessing… and definitely NOT coming up with this option from personal experience.) 😉
- Your scope of work is smaller than the projects counted for these averages.
- We are always willing to review other bids. We do not ask who the other contractor is, but often times can help determine if their price for the work listed is “too good to be true.” It’s always possible that your project is of a smaller scale than it may seem, and therefore does not need to cost as much. This brings us to our next question…
What is the difference between a “major remodel” and a “minor remodel?”
Major Remodels (average remodel cost $60K+)
This price range likely includes:
- full demolition of existing kitchen
- remodeling a large footprint (over 200 sq ft)
- brand new custom cabinets, counters, back splash, flooring, fixtures, & paint with quality materials & labor
- taking down non-load bearing walls or creating a small opening in load-bearing walls
- possibly basic appliances, but not necessarily
The clients who are spending $60K+ are renovating every inch of their kitchen with high quality products, in order to have the kitchen they want to cook in for the next 20+ years. They are less interested in the return on their investment (averaging a 59.8% return on a major kitchen remodel), because they aren’t planning on selling their home any time soon. They are more interested in enjoying the kitchen of their dreams!
Minor Remodels (average remodel cost $20K+)
This price range likely includes:
- partial demolition of existing kitchen
- refurbished cabinets & updates to some cosmetic items: flooring, counters, & back splash
- reusing some or all appliances
- keeping the existing layout
The clients who are spending $20K+ are most interested in their return on investment, in order to recoup the maximum amount of costs when they sell their home. Keeping the same footprint and only updating the cosmetic elements allows them to keep their budget low. Their return on investment will average 87.4%! (Fun fact: the only item on the Cost vs. Value report that received over a 100% return on investment is replacing your garage door. Who would’ve thought?)
Mid-range Remodels (remodel cost $45K+)
There was no average for a remodel in between “major” and “minor,” but we do a number of projects of this size in Bryan / College Station, so I wanted to list them. This price range includes everything in a “major remodel,” but for a smaller footprint (~100-150 sq ft). These clients have the same goals as the ones doing a major remodel, but with the smaller footprint, they spend less.
If you’re interested, check out our kitchen remodel gallery for photos of our projects!
Other factors that will increase your remodel cost:
- completely removing load bearing walls
- extending exterior walls
- significantly moving plumbing, especially drain work with a slab foundation
- remodeling other areas of the home
- often times clients will want to include their breakfast area, dining room, or living room if any of them are attached to the kitchen, in order to have a cohesive space
- cost of appliances
So, how much SHOULD you spend?
That answer completely depends on how long you plan to use your space, and how you view the purpose of your home. Is it just an investment? Or, is it the space you want to enjoy with friends and family for decades to come? Neither answer is wrong. However, knowing your goals can help you determine your budget, the extent of your remodel, and which contractor you should hire.
