Why Houston Renovation Costs Are Different From National Averages
National renovation cost benchmarks — published by industry associations, real estate data platforms, and trade publications — are largely useless for Houston multifamily underwriting. They aggregate data across markets with fundamentally different labor cost structures, material supply chains, and regulatory environments. Houston sits in a distinctive position: labor costs are meaningfully lower than coastal gateway markets (New York, Los Angeles, San Francisco), construction material costs benefit from the Gulf Coast's proximity to lumber and steel supply chains, but Houston's specific conditions — extreme heat, humidity, storm exposure, and high HVAC demand — create cost premiums in specific categories that national data does not capture.
The pricing in this guide comes directly from Tell Projects' project data across more than 10,000 apartment units renovated in the Houston metro over the past decade. These are real contractor prices paid in 2025–2026, at portfolio scale (10+ units per project). Single-unit retail pricing from a general contractor will run 20–35% higher than the portfolio pricing shown here. All ranges represent mid-grade finish specifications — not budget and not luxury — appropriate for Class B value-add renovation targeting Class B+ or Class A repositioning.
Unit Turn Costs (Make-Ready)
A unit turn — also called make-ready — is the process of returning a vacated unit to rent-ready condition. It is not a renovation; it is restoration to baseline. Costs vary significantly based on tenant tenure, condition at vacancy, and the scope required to achieve show-ready standard. For a full breakdown of the make-ready process, see our complete make-ready guide.
| Turn Scope | Unit Type | Houston Price Range (2026) |
|---|---|---|
| Basic turn (minimal wear, spot touch) | Studio / 1BR | $1,500 – $2,800 |
| Standard turn (average wear, full repaint) | 1BR – 2BR | $2,800 – $4,500 |
| Heavy turn (long tenure, full scope) | 2BR – 3BR | $4,500 – $8,000 |
| Damage-extended turn | Any | $8,000 – $15,000+ |
Full Unit Renovation Costs
A full unit renovation — as distinct from a make-ready — transforms the unit to an upgraded finish standard with the intent of capturing a rent premium. This is the core scope of value-add multifamily renovation. Pricing below assumes a mid-grade renovation package (quartz countertops, LVP flooring throughout, full repaint, mid-grade appliances, bathroom refresh) with no structural modifications, no plumbing relocation, and no electrical panel work.
| Unit Type | Approx. Square Footage | Full Renovation (Mid-Grade) | Full Renovation (Class A) |
|---|---|---|---|
| Studio | 450–600 sf | $6,500 – $10,500 | $12,000 – $18,000 |
| 1 Bedroom / 1 Bath | 650–850 sf | $9,000 – $14,500 | $16,000 – $24,000 |
| 2 Bedroom / 1 Bath | 850–1,100 sf | $12,000 – $19,000 | $20,000 – $30,000 |
| 2 Bedroom / 2 Bath | 950–1,250 sf | $14,500 – $22,500 | $24,000 – $35,000 |
| 3 Bedroom / 2 Bath | 1,100–1,500 sf | $18,000 – $28,000 | $30,000 – $45,000 |
What drives cost within each range: The low end of each range applies to units with no deferred maintenance, existing layout that requires no modification, and all materials pre-specified in a property-wide package. The high end applies to units with some deferred maintenance, non-standard layouts, or finish upgrades beyond the base package specification.
Kitchen Renovation Costs
Kitchen renovation is the highest-ROI individual renovation scope in Houston multifamily. See our full renovation ROI analysis for the rent premium data. Below are standalone kitchen renovation costs when the kitchen is renovated as a distinct scope item, not as part of a full unit renovation package.
| Kitchen Scope | Description | Houston Price Range (2026) |
|---|---|---|
| Cosmetic refresh | Cabinet repaint, new hardware, new countertop, new faucet only | $2,200 – $3,800 |
| Mid-grade renovation | Cabinet replacement or reface, quartz countertop, backsplash, appliances, LVP, under-cabinet lighting | $5,500 – $9,000 |
| Full Class A kitchen | Full cabinet replacement, quartz, designer backsplash, slide-in range, French door refrigerator, pendant lighting, full LVP | $9,500 – $14,500 |
| Kitchen with layout modification | Opening wall, adding island, relocating sink or range — add to above | +$4,000 – $9,000 |
Bathroom Renovation Costs
Bathroom renovation typically delivers the second-highest per-dollar ROI in Houston multifamily renovation. Primary and secondary bathrooms are priced separately because primary bathrooms generally carry more scope — larger shower, double vanity in some layouts, more tile surface area.
| Bathroom Scope | Description | Houston Price Range (2026) |
|---|---|---|
| Cosmetic refresh (primary) | New vanity, fixtures, mirror, accessories only — no tile work | $1,400 – $2,400 |
| Mid-grade renovation (primary) | New vanity, quartz top, tile shower reseal or regrout, LVP floor, new fixtures throughout | $3,500 – $6,000 |
| Full renovation (primary) | New tile shower surround, frameless enclosure, floating vanity, large-format floor tile, designer fixtures | $6,500 – $10,500 |
| Secondary bathroom (mid-grade) | Tub/shower combo, new vanity, new fixtures, LVP floor | $2,800 – $4,500 |
| Secondary bathroom (full) | Full tile, new vanity, designer fixtures | $4,500 – $7,500 |
Flooring Costs
Flooring is one of the most impactful visual changes in a unit renovation and often has the shortest payback period of any single renovation item due to combined rent premium and turnover cost savings.
| Flooring Type | Installed Cost per Square Foot | Full Unit (900 sf) Installed |
|---|---|---|
| Carpet (replacement) | $2.50 – $4.50/sf | $2,250 – $4,050 |
| Luxury Vinyl Plank (mid-grade, 6mm wear) | $4.50 – $7.00/sf | $4,050 – $6,300 |
| Luxury Vinyl Plank (Class A, 12mil wear layer) | $6.50 – $9.50/sf | $5,850 – $8,550 |
| Porcelain tile (wet areas) | $8.00 – $14.00/sf | N/A (wet area only) |
| Hardwood (engineered) | $9.00 – $16.00/sf | $8,100 – $14,400 |
Paint Costs
Paint is the highest-impact, lowest-cost renovation item. A fresh interior paint job transforms a unit's presentation more than any other single item at its price point.
- Spot touch-up (units under 12 months occupancy, minimal wear): $300–$600 per unit
- Full interior repaint (walls only, standard 2-coat): $800–$1,400 per unit for a 900 sf apartment
- Full repaint including ceilings, trim, doors, closets: $1,400–$2,200 per unit
- Premium paint specification (Sherwin-Williams Emerald or equivalent, 3-coat): add 20–30% to standard repaint
Appliance Replacement Costs
Appliance pricing at portfolio scale (20+ units, consistent specifications) is significantly lower than retail. Tell Projects' portfolio pricing through commercial appliance vendors produces the following ranges:
- Standard 4-piece stainless set (refrigerator, range, dishwasher, microwave — mid-grade GE or Whirlpool): $1,800–$2,600 installed per unit
- Class A 4-piece set (slide-in range, French door refrigerator, upgraded dishwasher, over-range microwave): $3,200–$5,000 installed per unit
- Individual replacement — refrigerator: $650–$1,200 installed
- Individual replacement — range: $500–$950 installed
- Individual replacement — dishwasher: $450–$750 installed
- Washer/dryer (stacked, in-unit): $900–$1,600 installed per pair
Common Area Renovation Costs
Common area renovation — leasing office, clubhouse, corridors, laundry rooms — has a disproportionate impact on leasing performance because every prospect sees the common areas during a tour. It is often the highest-ROI renovation category on a per-dollar basis for properties where the common areas are significantly dated relative to the unit interiors.
| Common Area Scope | Typical Size | Houston Price Range (2026) |
|---|---|---|
| Leasing office refresh (paint, flooring, furniture) | 400–800 sf | $15,000 – $35,000 |
| Leasing office full renovation | 400–800 sf | $40,000 – $80,000 |
| Clubhouse / community room renovation | 800–2,000 sf | $60,000 – $180,000 |
| Corridor renovation (flooring, paint, lighting) per floor | 100-unit building, 1 floor | $18,000 – $40,000 |
| Fitness center full fit-out | 600–1,200 sf | $45,000 – $110,000 |
| Laundry room renovation | 300–600 sf | $12,000 – $28,000 |
Amenity Renovation and Addition Costs
| Amenity Item | Scope | Houston Price Range (2026) |
|---|---|---|
| Pool resurfacing only | Standard 15,000 gal pool | $12,000 – $22,000 |
| Pool renovation (deck, equipment, resurfacing) | Full scope | $45,000 – $120,000 |
| Outdoor kitchen / grilling stations | 2–3 stations | $18,000 – $45,000 |
| Dog park installation | Fenced, gated, surface | $8,000 – $20,000 |
| Pet wash station | Indoor or outdoor unit | $4,500 – $9,000 |
| Package locker system | 50-unit capacity | $15,000 – $30,000 |
| Smart access system (building-wide) | Fobs + intercom | $20,000 – $55,000 |
| EV charging stations (per station) | Level 2, installed | $3,500 – $7,000 |
Exterior Renovation Costs
| Exterior Scope | Basis | Houston Price Range (2026) |
|---|---|---|
| Exterior repaint (wood frame) | Per square foot of painted surface | $3.50 – $7.50/sf |
| Full exterior repaint (100-unit complex) | Entire property | $90,000 – $200,000 |
| Roof replacement (flat membrane) | Per square foot | $8 – $15/sf |
| Roof replacement (shingle, pitched) | Per square foot | $4.50 – $8.50/sf |
| Parking lot overlay (asphalt) | Per square foot | $2.50 – $4.50/sf |
| Monument signage replacement | Per sign, installed | $8,000 – $25,000 |
| Entry gate system (vehicle) | Automated, with intercom | $18,000 – $45,000 |
| LED parking lot lighting conversion | 100-unit property | $18,000 – $40,000 |
What Drives Cost Variation: Key Factors
Every cost range above has a low end and a high end. The factors that determine where a specific project falls within each range include:
- Project volume: Portfolio pricing on 20+ units is 15–25% lower than single-unit pricing. The economies of material procurement, crew mobilization, and site coordination are significant at scale.
- Property condition: Units with deferred maintenance — subfloor damage, mold remediation, pest damage, structural issues — add cost before renovation scope even begins. A thorough pre-renovation inspection prevents budget surprises.
- Construction type: Wood-frame construction is the easiest and least expensive to work in. Concrete block or post-tension concrete adds cost to any scope requiring wall penetration or modification.
- Occupied vs vacant: Renovation in occupied units or common areas requires additional logistics — dust containment, scheduling coordination, noise management — that add 10–20% to comparable vacant-unit scope.
- Supply chain timing: Post-storm market conditions (following a Houston hurricane event) increase material and labor costs 15–30% across all categories as regional demand surges simultaneously. Tell Projects maintains pre-positioned material inventory and contractor relationships to mitigate this risk for our clients.
How to Get an Accurate Budget for Your Houston Property
The only reliable way to produce an accurate renovation budget for a specific Houston property is a walkthrough assessment by an experienced multifamily renovation contractor. Tell Projects provides free property assessments for qualified Houston apartment owners and investors — not a generic estimate, but a unit-by-unit and system-by-system evaluation that produces a line-item renovation budget with phasing recommendations. Our team has walked and budgeted properties ranging from 24-unit garden-style complexes in Pasadena to 400-unit mid-rise communities in the Galleria area. The assessment typically takes 2–4 hours on-site and produces a deliverable budget within 5 business days.
To request a free renovation budget assessment for your Houston apartment property, call Tell Projects at (832) 591-7991, email info@tellprojectstx.com, or submit your property information online. We serve the entire Houston metro including Sugar Land, Katy, The Woodlands, Pearland, League City, Pasadena, Baytown, and all inner-loop submarkets.