200 sf kitchen, standard tier
No layout move, new cabinets, quartz, mid appliances.
Typical total $45,000–$75,000 ($225–$375/sf) nationally; premium tier can exceed $500/sf in major metros.
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Renovation Cost Estimator
Estimate a kitchen, bath, basement or addition project by scope, finish level and region.
Kitchen remodel in Columbus
$35,500–$51,000
A 200 sq ft kitchen remodel at the mid-range finish level, with everything stays put. Construction is 83% of the budget and the permit and 18% contingency are the rest. Expect bids themselves to land between $29,500 and $42,500.
- Budget this figureConstruction, permit and contingency, all in
- $42,000
- Cost per square foot200 sq ft at the mid-range finish level
- $209/sq ft
- Construction subtotalThe number a contractor's bid would show
- $35,000
- Contingency at 18%Not a cushion you get to keep — expect to spend most of it
- $6,400
| Line | Category | Share of build | Likely amount |
|---|---|---|---|
| Cabinetry | Materials and fixtures | 23.5% | $8,200 |
| Carpentry and cabinet setting | Labor | 15.9% | $5,500 |
| Electrical | Plumbing, electrical, HVAC | 9.9% | $3,400 |
| Countertops | Materials and fixtures | 8.5% | $3,000 |
| Drywall, paint and trim | Labor | 8.1% | $2,800 |
| Plumbing | Plumbing, electrical, HVAC | 7.7% | $2,700 |
| Tile and flooring labor | Labor | 7.1% | $2,500 |
| Appliances | Materials and fixtures | 6.4% | $2,200 |
| Flooring and tile material | Materials and fixtures | 4.3% | $1,500 |
| Demolition and protection | Labor | 4.2% | $1,500 |
| Ventilation and make-up air | Plumbing, electrical, HVAC | 4.4% | $1,500 |
| Construction subtotal | 100.0% | $35,000 |
| Line | Amount | What it is |
|---|---|---|
| Materials and fixtures | $15,000 | Cabinetry, tile, fixtures, appliances — the finish-level decision |
| Labor | $12,500 | Carpentry, demolition, drywall and finish trades at Columbus rates |
| Plumbing, electrical, HVAC | $7,600 | Rough-in stays where it is, which is the cheapest version of this job |
| Permit and plan review | $600 | Typical fee for this scope. Your jurisdiction sets the real number |
| Contingency (18%) | $6,400 | For what opening the walls reveals |
| Budget | $42,000 | $35,500–$51,000 |
| Finish level | Construction | All in | Per sq ft |
|---|---|---|---|
| Builder grade | $26,500 | $32,000 | $160/sq ft |
| Mid-range (selected) | $35,000 | $42,000 | $209/sq ft |
| High-end | $46,000 | $55,000 | $276/sq ft |
| Luxury | $64,000 | $76,000 | $380/sq ft |
| Builder grade to luxury, same footprint | $44,000 |
What actually causes the overrun
In residential work the overrun is almost never the thing you chose — it is what the demolition found and what the code now requires. The recurring four are: wiring or plumbing that has to be replaced once it is exposed, a code upgrade the permit triggers in rooms you were not renovating, a layout change agreed to verbally after the bid, and selections upgraded mid-job because the sample looked different in the room. The first two are why the contingency line exists. The last two are inside your control, and they are the ones that show up on the invoice as change orders.
Keeping the fixtures in place is doing a lot of work here
Holding the sink, the appliance walls and the drain locations where they are keeps the mechanical share of this job to $7,600. A new layout on the same footprint would add roughly $8,300 before a single upgraded finish.
What this estimate deliberately leaves out
Structural changes, code upgrades the work itself triggers, and hazardous material abatement are all excluded — they are real, common and impossible to price without seeing the house. Design and engineering fees are also outside this figure, and an addition or a suite will need drawings. Treat the range as what to expect from bids on an average-complexity project, then get three of them on one written scope.
What this assumes
- Ranges reflect typical U.S. pricing by finish level for a project of average complexity.
- Includes a contingency allowance, which every renovation budget requires.
- Structural changes, code upgrades triggered by the work, and hazardous material abatement are excluded.
Important
Renovations of older homes routinely uncover knob-and-tube wiring, failed plumbing, asbestos or structural issues that trigger required upgrades. Budget a contingency of 15 to 20% and expect to use part of it.
Understanding the result
Finish level dominates the total
The same kitchen footprint can run $25,000 or $90,000 with identical labor. Cabinetry, countertop and appliance selections drive the difference. Set the finish level before you set the budget, because the two are the same decision.
Moving plumbing and electrical is the expensive part
Keeping fixtures and appliances in place holds costs down dramatically. Relocating a sink, a gas line or a panel means opening walls, new rough-in, additional permits and inspection. A layout change is almost always the largest avoidable line item.
Contingency is not optional
Every renovation budget needs 15 to 20% contingency for discoveries behind walls — knob-and-tube wiring, failed plumbing, asbestos, or structural issues. On a $50,000 kitchen remodel, hold $7,500 to $10,000 in reserve. Older homes routinely exceed contingency.
Permit costs add up across trades
A kitchen remodel touching electrical, plumbing, and structural work may need three separate permits at $50 to $500 each. Some jurisdictions bundle permits; others charge per trade. Unpermitted work discovered at sale can require opening finished walls for inspection.
How the math works
Square footage × quality tier (economy, standard, premium) × room or whole-home factor produces a budget range. Kitchens and baths carry higher $/sf multipliers than bedrooms; the tool adds optional allowance lines you toggle (cabinets, appliances, flooring).
Where to find each input
- Measured square footage — tape measure or county assessor sketch
- Quality tier — builder-grade vs semi-custom vs luxury finishes
- Scope checkboxes — moving plumbing, structural, permit-heavy trades
- Local quotes — compare output to one contractor budget when available
Worked examples
Whole-home cosmetic refresh, 1,800 sf
Paint, flooring, trim, no structural.
Typical $35–$55/sf → $63,000–$99,000; low end assumes owner finishes and minimal electrical.
Primary bath 80 sf, premium
Curbless shower, wall-hung vanity, in-floor heat.
Typical $800–$1,200/sf → $64,000–$96,000; plumbing move adds $5,000–$15,000.
What this does not include
- Architect or design fees unless toggled
- Temporary housing during major gut
- Surprise structural remediation
- HOA review delays
Regional adjustment
Remodel $/sf spreads widest of any category: identical kitchen scopes can differ 40%+ between Kansas City and San Jose. Apply your metro labor index mentally or use localized cost links when live.
Accuracy and references
$/sf bands from JLC, Remodeling Magazine Cost vs Value, and True Trade Path room-level guides (2026 vintage).
Counterpart bridge
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Common questions
How much does a kitchen remodel cost?
A mid-range kitchen remodel runs $25,000 to $50,000 for a 150 to 200 square foot kitchen. Budget finish: $15,000 to $25,000. High-end: $50,000 to $100,000+. Cabinets are 30 to 40% of the total; countertops 10 to 15%; appliances 15 to 20%; labor 25 to 35%.
How much does a bathroom remodel cost?
A mid-range bathroom remodel runs $10,000 to $25,000. Budget refresh (fixtures and tile, no layout change): $5,000 to $10,000. High-end with custom tile and fixtures: $25,000 to $50,000. Moving plumbing adds $2,000 to $5,000. A standard 5×8 bathroom is the most common size.
How much does it cost to finish a basement?
Basement finishing runs $30 to $75 per square foot. A 1,000 square foot basement costs $30,000 to $75,000 including framing, drywall, flooring, electrical, and egress window. Bathrooms add $5,000 to $15,000. Wet bars and home theaters add $3,000 to $10,000 each.
How much does a home addition cost per square foot?
A home addition runs $150 to $300 per square foot depending on finish level and complexity. A 400 square foot addition costs $60,000 to $120,000 including foundation, framing, roofing tie-in, electrical, plumbing, and HVAC extension. Second-story additions cost 20 to 30% more due to structural reinforcement.
How much does it cost to remodel a 2000 sq ft house?
A whole-house remodel of a 2,000 square foot home runs $100,000 to $300,000 depending on scope. Cosmetic updates (paint, flooring, fixtures): $50,000 to $100,000. Full gut renovation with layout changes: $200,000 to $400,000. Budget 15 to 20% contingency on top.
How much does a master bathroom remodel cost?
A master bathroom remodel runs $15,000 to $40,000 for a 50 to 100 square foot space. Double vanity, walk-in shower, and tile flooring at mid finish: $20,000 to $30,000. Freestanding tub, heated floors, and custom tile push costs to $40,000 to $60,000.
How much does flooring cost for a whole house?
New flooring for a 2,000 square foot home runs $6,000 to $20,000 installed. LVP: $3 to $7 per square foot installed. Hardwood: $8 to $15 per square foot. Tile: $8 to $20 per square foot. Carpet: $3 to $6 per square foot. Remove existing flooring adds $1 to $3 per square foot.
How much does it cost to update electrical in an old house?
Rewiring a 2,000 square foot home runs $8,000 to $15,000. A panel upgrade from 100 to 200 amp adds $2,000 to $4,000. Replacing knob-and-tube wiring adds $5,000 to $10,000. Adding GFCI and AFCI protection to meet current code adds $1,000 to $2,000.
What is the most expensive room to remodel?
Kitchens are the most expensive per square foot at $150 to $300 per square foot. Master bathrooms are second at $100 to $250 per square foot. Basements are third at $30 to $75 per square foot but cover more area. A kitchen remodel costs more than finishing an entire basement in most homes.
How much should I budget for a home renovation?
Budget $100 to $200 per square foot for moderate renovation, $200 to $400 for high-end. A 2,000 square foot home at mid-range: $100,000 to $200,000. Add 15 to 20% contingency. Prioritize: structural and systems first, then kitchens and bathrooms, then cosmetic updates.
Why is my contractor higher than the calculator?
General contractor overhead, design, permits, and profit stack on top of trade costs. The tool shows all-in consumer ranges, not subcontractor direct cost.
Does it include appliances?
Only when selected. Built-in packages add $5,000–$15,000+ depending on tier.
What quality tier should I pick?
Standard matches big-box semi-custom and quartz; premium matches custom cabinetry and imported tile.
How much contingency should I add?
10–20% on gut jobs, 5–10% on cosmetic refreshes, held outside the calculator total.
Are permits included?
Partially in whole-home presets. Kitchen and bath moves should assume $500–$3,000+ in permit and inspection fees.
Can I phase the project?
Yes — run separate room calculators and add mobilization cost between phases.
Does ROI equal cost?
No. Use renovation ROI tool for resale context; this tool estimates spend only.
How do I compare bids?
Normalize $/sf and scope, then use quote comparison with three GC bids.
What about DIY labor?
DIY lowers spend on paint and demo but rarely on permitted plumbing and electrical — do not subtract labor blindly.
Is sales tax included?
Ranges are pre-tax unless your state taxes labor; add local tax on materials-heavy phases.
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