How much does it cost to rehab a house for flipping in 2026?

Cosmetic rehab runs $15–$35 per square foot; mid-range renovation $50–$100/sq ft; full gut rehab $100–$200/sq ft, according to 2026 remodeling cost data. On a 1,500 sq ft home, that translates to $22,500–$52,500 (cosmetic) up to $150,000–$300,000 (full gut).

How much should rehab cost relative to ARV?

ATTOM estimates that rehab costs and other expenses typically run 20% to 33% of a property's after-repair value (ARV). This is in addition to the gross profit figure ATTOM reports in its flipping data, which excludes rehab and holding costs.

What is the average kitchen remodel cost for a flip?

Kitchen remodels for investment properties typically cost $10,000–$50,000 total, or $150–$250 per square foot, depending on scope. A minor refresh (refaced cabinets, new counters, appliances) runs $10,000–$30,000; a full renovation exceeds $40,000.

How much does a bathroom remodel cost for a flip?

Bathroom remodels range from $3,000–$15,000 for a small bath to $15,000–$35,000 for a primary bath, or $120–$275 per square foot. Bathrooms have higher per-sqft costs due to plumbing, tile, and waterproofing density.

Should I budget contingency on a flip rehab?

Yes — industry guidance recommends a 15% to 20% contingency on top of your scope-of-work budget for unforeseen issues like mold, outdated wiring, or foundation problems discovered during demolition.

Blog

Average Fix-and-Flip Rehab Costs 2026

Published June 30, 2026

By Jaken Finance Group · Principal, Jaken Finance Group

Average fix-and-flip rehab costs in 2026 — per-sqft ranges, kitchen, bath, roof, HVAC, and component tables plus an ARV worked example for investors.

Average fix-and-flip rehab costs in 2026 range from $15 to $35 per square foot for cosmetic work and $100 to $200 per square foot for a full gut renovation, according to national remodeling cost surveys. ATTOM notes that rehab and holding expenses typically consume 20% to 33% of a property’s ARV — a critical figure when underwriting flip deals.

Key stats at a glance

Cosmetic rehab: $15–$35/sq ft — HomeGuide, CostToBuildHouse 2026
Mid-range renovation: $50–$100/sq ft — Hammer.io, CostToBuildHouse 2026
Full gut rehab: $100–$200/sq ft — HomeGuide, NVAS Construction 2026
Rehab as % of ARV: 20%–33% of after-repair value — ATTOM flipping methodology
Kitchen remodel: $10,000–$50,000 ($150–$250/sq ft) — HomeGuide 2026
Primary bathroom: $12,000–$35,000 ($120–$275/sq ft) — HomeGuide 2026
Roof replacement: $5,700–$16,000 — HomeGuide 2026
HVAC replacement: $11,500–$14,100 (2,000 sq ft home) — Angi 2026 via Hammer.io
Recommended contingency: 15%–20% of rehab budget — industry standard

Rehab cost by scope (per square foot)

Scope	Cost per sq ft	1,500 sq ft example	2,000 sq ft example	Typical work included
Cosmetic / light	$15–$35	$22,500–$52,500	$30,000–$70,000	Paint, flooring, fixtures, landscaping
Partial / mid-range	$50–$100	$75,000–$150,000	$100,000–$200,000	Kitchen, baths, systems, some layout changes
Full gut	$100–$200	$150,000–$300,000	$200,000–$400,000	Demo to studs, new MEP, roof, finishes

Sources: HomeGuide 2026 renovation costs; CostToBuildHouse 2026 calculator; Hammer.io 2026 renovation guide.

According to Angi 2026 data cited by Hammer.io, the average whole-house renovation for a 1,250–1,600 sq ft home costs $52,275, with a typical range of $19,471 to $88,340 depending on scope.

Component cost table (2026)

Component	Low	Average	High	Notes
Kitchen remodel	$10,000	$25,000–$40,000	$50,000+	$150–$250/sq ft; highest ROI room
Primary bathroom	$12,000	$20,000–$25,000	$35,000+	$120–$275/sq ft; plumbing drives cost
Secondary bathroom	$3,000	$8,000–$12,000	$15,000+	Smaller footprint, fewer fixtures
Roof replacement	$5,700	$10,000–$12,000	$16,000–$30,000	Asphalt shingle; metal/complex higher
HVAC (furnace + AC)	$5,000	$11,500–$14,100	$16,000–$25,000	Angi 2026 avg for 2,000 sq ft home
Electrical panel upgrade	$1,500	$2,500–$4,000	$6,000+	Required on many pre-1970 homes
Plumbing (whole house)	$4,000	$8,000–$12,000	$20,000+	Repipe adds significantly on older homes
Flooring (whole house)	$3,000	$6,000–$10,000	$15,000+	LVP mid-range; hardwood higher

For investor flooring specs — LVP vs tile, hybrid strategies, and per-material installed costs — see our flooring rehab guide and LVP vs tile comparison. | Interior paint | $2,000 | $4,000–$7,000 | $10,000+ | $2–$6/sq ft depending on prep | | Windows (10–15 units) | $3,000 | $6,000–$10,000 | $15,000+ | Energy code may require upgrades | | Landscaping / curb appeal | $1,000 | $3,000–$5,000 | $10,000+ | 80%–90% ROI per cost guides | | Foundation repair | $2,000 | $5,000–$10,000 | $25,000+ | Highly variable; inspect before buying |

Sources: HomeGuide 2026; Hammer.io 2026; NVAS Construction 2026 remodel cost guide.

For kitchen line items — cabinets, counters, appliances, and scope-by-ARV budgets — see our kitchen remodel cost guide for flips and rentals and minor remodel vs full gut decision guide. Bathroom line items, tub-vs-shower, and bath-add math: bathroom remodel cost and adding a bathroom. For the offer-side method, see how to estimate rehab costs, the 70% rule, and holding costs.

Rehab cost as percentage of ARV

ATTOM’s flipping reports calculate gross profit as purchase price minus resale price — explicitly excluding rehab costs and other expenses. ATTOM’s methodology notes that flipping veterans estimate total project costs (rehab + holding + closing) typically run 20% to 33% of ARV.

ARV	20% of ARV	25% of ARV	33% of ARV
$200,000	$40,000	$50,000	$66,000
$300,000	$60,000	$75,000	$99,000
$400,000	$80,000	$100,000	$132,000
$500,000	$100,000	$125,000	$165,000

Source: ATTOM flipping methodology — Q1 2026 Home Flipping Report.

This table is a planning benchmark, not a substitute for a line-item scope of work. Always build a detailed SOW before submitting to your hard money lender.

Worked example: Midwest flip deal

A real-world underwriting scenario using ATTOM Q1 2026 Indiana data (46.4% gross ROI state average) and national cost benchmarks:

Line item	Amount
Purchase price	$120,000
ARV (after-repair value)	$220,000
Rehab budget (mid-range, 1,400 sq ft @ $55/sq ft)	$77,000
Contingency (15%)	$11,550
Total project cost	$208,550
Hard money loan (90% LTC)	$187,695
Cash down (purchase + gap)	$20,855
Holding costs (6 months @ 11% on $187,695)	~$10,323
Closing costs (buy + sell, ~8%)	~$17,600
Total all-in cost	~$236,473
Sale price (ARV)	$220,000
Net result	Loss — deal fails without lower purchase or rehab

This example shows why accurate rehab budgeting matters. The same deal at a $95,000 purchase price:

Line item	Amount
Purchase price	$95,000
Total project cost	$183,550
All-in with holding + closing	~$211,473
Sale at ARV	$220,000
Net profit	~$8,527

Gross ROI on purchase price: 131% before rehab — but net margin after all costs is thin. See understanding loan-to-cost ratios for how LTC affects your capital requirement.

ROI by renovation type

Cost guides consistently rank renovation ROI for resale:

Renovation	Typical ROI	Priority for flips
Curb appeal / landscaping	80%–90%	High — first impression
Kitchen remodel	65%–75%	High — buyer decision driver
Bathroom remodel	60%–70%	High — second most inspected room
Flooring / paint refresh	75%–85%	High — low cost, high visual impact
HVAC / roof replacement	Prevents value loss	Required if end-of-life
Basement finish	60%–70%	Market-dependent
Full gut (all systems)	55%–65%	Only when ARV spread supports it

Source: CostToBuildHouse 2026 renovation calculator ROI data.

Budgeting tips for hard money borrowers

Build a line-item SOW before applying — lenders underwrite to your scope. See scope of work templates.
Get 3 contractor bids on any rehab over $25,000.
Add 15%–20% contingency for unknowns behind walls.
Update systems before cosmetics — a fresh paint job on a 25-year-old HVAC won’t pass inspection.
Align rehab scope to comp tier — don’t over-improve for the neighborhood ARV.
Fund rehab via draw schedule — don’t pay contractors upfront from personal funds when your 100% LTC program holds rehab in escrow.

Tariff update (2026): Section 232 duties on cabinets, lumber, steel, and appliances are adding $3,000–$8,000 to typical rehab budgets. See our tariffs and rehab costs guide for line-item rates and the 15%–20% contingency recommendation.

Sources

ATTOM Q1 2026 Home Flipping Report — rehab cost methodology (20%–33% of ARV)
HomeGuide: Home Renovation Costs 2026 — per-sqft and component ranges
Hammer.io: Home Renovation Cost 2026 — project-type tables, Angi HVAC data
CostToBuildHouse: Renovation Calculator 2026 — scope-based estimates and ROI
NVAS Construction: Home Remodel Cost 2026 — national average ranges

Jaken Finance Group provides fix-and-flip financing with rehab holdbacks and draw schedules. Review 2026 flip statistics and hard money loan statistics for market context.

Rates, terms and conditions offered only to qualified borrowers and are subject to change at any time without notice. All loans are subject to full underwriting for loan approvals. Jaken Finance Group only finances non-owner occupied investment properties.