Presley is a Seattle based writer covering interior design trends, home improvement, and market updates. She has lived in San Francisco, Los Angeles, Chicago, and Washington, D.C., giving her a unique perspective on the diversity of U.S. real estate.
Christopher Rogacz is an associate editor for HomeLight's Seller Resource Center based in Washington, DC. His background is in journalism, architecture, urban policy, and housing. He holds a master's degree from the Graduate School of Design at Harvard University.
At HomeLight, our vision is a world where every real estate transaction is simple, certain, and satisfying. Therefore, we promote strict editorial integrity in each of our posts.
Table of Contents
A stunning, well-appointed kitchen makes cooking and entertaining a breeze. Plus, upgrading the heart of the home attracts buyers and helps raise home value. But before you can host your next dinner party in your dream kitchen, you’ll have to drum up the cash for upgrades. So just how much is it to remodel a kitchen?
Here’s the short answer: According to Harvard University’s Center for Joint Housing Studies, homeowners spend an average of $6,329 for a minor kitchen update and $42,816 for a major kitchen remodel.To give you the most accurate picture of how much kitchen remodels cost, we’ll break down this ever popular home improvement project in four sections:
Cost overview
Costs by feature
Project costs by scale
Return on investment
Personal budgeting for your remodel
Kitchen remodel cost overview
The average cost of kitchen remodeling ranges dramatically with variables like size, finish quality, labor costs, and depth of the renovation differing from project to project. For a general overview, let’s compare a few of the web’s most reputable sources for remodeling costs:
HomeAdvisor collected survey responses from 9,455 members who recently completed a kitchen remodel.
Remodeling Magazine estimates project costs using Clear Estimates remodeling software, creating detailed construction estimates for each project, and adjusting the cost for each market to account for pricing variations.
HomeGuide connects people to local contractors for project quotes. The site tracks millions of estimates from local companies and creates reports on averages for their Home Improvement and Repair Cost Estimator.
Fixr’s cost guides are informed by a wide variety of sources, including their own cost data, specialized books and websites, published cost studies, U.S. government reports, literature reviews of DIY websites, contractors and subcontractors, material suppliers, material price services, and other vendor websites.
Average kitchen remodeling costs by feature
How does the cost of granite countertops compare to stainless steel? Will solid wood cabinets stretch your budget? Knowing how the cost of kitchen features differs can help you manage your remodel dollars. Here’s what you can expect to spend on kitchen upgrades:
If you’re planning to replace your cabinets. the size of your kitchen and the materials you choose can drastically affect the overall cost. Wood cabinets can run anywhere from $5,000 to $25,000 and up, while a high-end material such as stainless steel could set you back $25,000 to $38,000.
Upgrading your countertops not only transforms your kitchen’s design, but also boosts your home value. According to HomeAdvisor, upgraded countertops can return 25% of their cost in your home value. Real estate agent Stacey Glenn, who sells 21% more homes than the average real estate agent in her market, recommends steering clear of loud or trendy styles. “Natural stone in a neutral color is timeless,” she says.
If you’re planning a major remodel, determine the new kitchen layout before you purchase appliances to ensure they’ll fit the space. If you’re looking for a deal, look for open box discounts and clearance markdowns at your local box store, such as Home Depot. Also, keep an eye out for manufacturers’ rebates that put cash back into your pocket.
According to HomeAdvisor, installation and labor can account for 30% to 35% of a kitchen remodel budget. Your location, type of features being installed, and the size of your kitchen all influence the overall project labor cost.
A minor remodel could be something easy for a homeowner to do. They could easily just change out the hardware and the backsplash. New kitchen appliances, of course, are always a nice bonus.
Douglas HuebnerReal Estate Agent at Keller Williams Mid-Town Direct
Currently accepting new clients
Years of Experience16
Transactions62
Average Price Point$532k
Single Family Homes55
Project costs by scale: From minor to upscale kitchen remodels
Now that you’ve got some broad kitchen remodel cost averages and the cost of specific features in mind, let’s dive into the details of kitchen remodels by scale.
Remodel scope
Minor kitchen remodel
Mid-scale kitchen remodel
Major kitchen remodel
Chef’s kitchen remodel
Cost range
$10,000 – $15,000
$15,000 – $30,000
$29,000 – $64,000
$50,000 – $100,000+
Remodel overview
Update the most dated elements without demoing your entire kitchen.
Keep your kitchen’s existing layout while bumping up the quality of materials.
Reconfigure your kitchen’s layout while incorporating some high-end updates.
Transform your home kitchen into a restaurant-quality space.
Remodel elements
Paint cabinets
Replace the backsplash
Splurge on new appliances
Reface cabinets
Replace cabinetry hardware
Splurge on granite or quartz countertops
Invest in quality cabinets and countertops
Open the floorplan by removing walls
Convert space into a walk-in pantry
Select top-of-the-line appliances
Install durable countertops, such as stainless steel
Tailor your kitchen’s layout with custom cabinetry
Minor kitchen remodel: $10,000 – $15,000
Increase your home’s marketability with easy, low-cost improvements. Target the most dated elements in your kitchen to bring your home up to date without breaking out the sledgehammer. Top real estate Douglas Huebner, who specializes in buyer-focused renovations as the CEO and principal designer of The Habitatilist in Newark, NJ, details an easy makeover:
“A minor remodel could be something easy for a homeowner to do. They could easily just change out the hardware and the backsplash. New kitchen appliances, of course, are always a nice bonus.”
Invest in appliances: Buy new stainless steel appliances in a bundle from big box retailers like Home Depot ranging from $1,398 to $5,102. This upgrade is a big selling point for buyers, with 40% stating they would pay more for a home with stainless steel appliances, the majority agreeing they’d offer an extra $1,850.
Mid-scale kitchen remodel: $15,000 – $30,000
For homeowners with a bigger budget, Huebner recommends investing in quality materials.
“If you wanted to fix up your kitchen to sell it, for a medium size kitchen — because obviously, you could add thousands if you start adding square footage — it would probably cost about $20,000 with labor. And that would get you nice, decent cabinets with quartz countertops.”
Where to save:
Keep the existing layout: Stick to your kitchen’s original layout to cut down on added costs of plumbing, electrical, and structural work.
Reface the cabinets: While a mid-scale remodel calls for upgraded cabinets, you don’t need to start fresh if your existing structure is in good condition. Instead, save thousands by refacing the cabinets with new doors, fronts, and hardware for an average cost of $4,000 to $9,500.
Choose simple, but sleek hardware: Buyers might love pulls at $45 apiece, but they won’t add a line item in for them in their offer. Save yourself hundreds by choosing a low cost alternative like these top rated GlideRite 10-pack stainless steel pulls for $24.29.
Add a kitchen island: “The average cost of installing a kitchen island can range quite drastically. Depending on the size and material you decide to go with, a kitchen island can cost anywhere between $800 to $20,000,” explains Keith Melanson, Project Manager of RenosGroup, who has over 13 years of project management experience in home renovations. Kitchen islands are, in fact, one of the hotter kitchen renovation trends at the moment, as every kitchen needs more counter space.”
Major kitchen remodel: $29,000 – $64,000
In a competitive market, a major kitchen remodel can give a higher-end home an edge over the competition. This renovation level entails structural changes such as moving walls, reconfiguring layouts, and adjusting plumbing and electrical lines.
Where to save:
Mix high and low end finishes: The best design seamlessly melds luxury materials with more affordable elements. Save on hardware, faucets, and lighting fixtures; quality cabinets and countertops will hold buyers’ attention.
Where to splurge:
Open the floor plan: Modernize your home’s floor plan by opening the kitchen to the dining area or living room. The cost of removing a non-load-bearing wall — a wall that doesn’t support the weight of the floor or roof above — is relatively affordable, at as little as $700. Load-bearing walls, on the other hand, are more complicated to remove and can set you back a few thousand.
Add a walk-in pantry: In the National Association of Home Builders’ latest What Home Buyers Really Want report, 81% of buyers hankered for a walk-in pantry, ranking it as the second-most desired kitchen feature. Convert an existing space into this coveted feature for an average cost of $1,000 to $6,500.
A chef’s kitchen is designed for functionality and efficiency, with top of the line appliances and a restaurant kitchen inspired layout. With an eye-widening price tag, a chef’s kitchen remodel brings you more joy as a homeowner than it will a high return on investment when it’s time to sell.
Lighting and hardware: Aesthetic elements like lighting and cabinet hardware present an opportunity to save.
Select chic, wallet-friendly hardware: There’s no reason to spend a fortune on cabinet jewelry when there are affordable alternatives. CB2, Etsy, Amazon, and AllModern offer a selection of knobs and pulls for as low as $3 each, with styles ranging from modern to farmhouse.
Build durable countertops: Outpricing granite, professional-grade stainless steel countertops cost $80 to $225 per square foot at an average of $7,500 for installation.
Design a functional layout: Layout is everything, so expect to splurge custom cabinets running an average of $700 per linear square foot. Huebner describes the layout of a recent chef’s kitchen his team designed:“I laid out the kitchen so that we have all the areas covered. I have a prep area with its own sinks and a stove nearby, a cook area with its own trash and storage, and then a separate cleanup area where there’s another sink, trash, and dishwasher with its own storage for dishes. Then finally, a large pantry wall that’s just a ton of storage.”
Already know the scope of your remodel? Estimate your project cost
For a tailored estimate, Kukun’s Home Renovation Cost Estimator predicts the cost of your kitchen remodel based on your location, kitchen size, scope of remodel, and quality of finishes. Designed with sellers in mind, the tool also estimates the project’s return on investment by analyzing recent sales data.
Return on investment: Spend wisely for the best return
In a recent survey by Porch.com, buyers ranked a remodeled kitchen as their most desired home feature, admitting they’d spend on average $4,570 over budget to secure a home with this inspirational space.
“It’s what I called the AF: the aggravation fee. Whoever goes through the aggravation, gets the fee,” Huebner.
“If you are the seller and you go through the aggravation of the kitchen renovation, and you deserve to make the profit. Or, if you’re a buyer and you’re going to buy somebody’s old, outdated kitchen, then you have to go through the aggravation of renovating. So you should get the fees and should buy the house at a lower price.”
When planning the scale of your kitchen remodel, keep future homebuyers in mind to maximize your investment return. Generally speaking, kitchen remodels rarely bring a 1:1 cost to value exchange, so don’t expect a ‘spend more, get more’ dynamic.
While lower cost kitchen models might be the way to go for most homeowners, it’s not necessarily the route you should take. Glenn points out that you should consider spending the “appropriate amount of money” for the type of home you have. Do you have a starter home, a mid-level home, or a luxury home?
For instance, if your home belongs in the upper echelons of the market, budget materials won’t cut it with your buyer pool; you’ll need a mid-scale to major remodel to fetch a top sale price.
Conversely, if you have a mid-level home and install a chef’s kitchen, future buyers in your home’s price point may not fully appreciate the high-end fixtures and appliances the way you do. For tailored advice, consult a top real estate agent in your market. They’ll let you know what buyers are looking for in your home’s price bracket.
Personal budgeting for your remodel
Before you start a Pinterest vision board and stalk interior designers on Instagram, you’ll need to map out a budget for your project. While your ideal remodel budget is unique to your home and financial situation, we’ve pulled together a few tips to help get you started.
For the best ROI, spend 5% to 15% of your home’s value on your kitchen remodel
According to Home Advisor, you should spend 5% to 15% of the home’s value on your kitchen remodel for the best return on investment. For instance, if your home is worth $300,000, then a modest remodel budget is $15,000.
Follow the one-third rule when allocating your kitchen budget
When determining how much budget you should allocate to each part of your remodel, follow the one-third rule: spend one-third of the budget on cabinetry, another third on other upgrades including countertops, backsplashes, sinks, flooring, and appliances, and the final third on labor.
Consider hiring a professional designer
If you’re investing a fair sum in the remodel, bring in a professional designer to protect the quality of the final product. Professional kitchen designers charge on average $100 to $200 per hour, so leave some room in your budget for their services.
Pad your budget by 15% to 20% for unforeseen expenses
Last, but not least, set aside 15% to 20% of your budget for any unexpected problems that arise during the remodel. This is your insurance to cover extra costs for mending the termite damage, plumbing leaks, or mold you might discover when you rip out those cabinets from the last century.
Consult your local real estate agent for advice about how remodeling could affect your resale value
Whether you plan to sell your home in the near or distant future, it never hurts to reach out to a real estate agent with your questions on your kitchen remodel’s return on investment. They can lend an objective eye on design choices, share what upgrades buyers crave in your market, and connect you to reputable local contractors.
Just proceed with care, warns Glenn. “My initial thought is ‘hesitation,’” she says about using home equity when financing a remodel project — especially if you aren’t planning to live in your home for the long term. When you borrow money to remodel your home, it’s easy to overspend, she says. “You can get more easily carried away.”
These loans require extra paperwork and compliance requirements when compared to traditional mortgages. The lender releases funds as work progresses, subject to inspections.
These loans use your home as collateral, usually at a lower interest rate than unsecured loan options.
Unsecured, revolving line of credit that can be used at your discretion
Small projects and emergency renovations
Not applicable
Credit cards usually have the highest interest rates.
Credit cards could be beneficial if you have a low introductory rate and you pay off the entire balance within the introductory period.
Remodeling your kitchen could help sell your home faster
Even people who fear cooking love a beautiful kitchen — elevate yours and buyers will flock. “The kitchen is the most important room,” Huebner reiterates; “you can’t go wrong in improving your kitchen before the sale, because it’s gonna help sell your house faster and more money.”