Hong Kong · Member since 2024 · 161 posts · 57 votes
Any flippers in Georgia willing to share their rules of thumb or quick shortcuts to calculate rehab costs? For example, an approximate price per square foot for light, moderate or heavy rehab?
Not local to Georgia, but happy to share some general rules of thumb we’ve used across several markets that can give you a ballpark starting point. Of course, every market is different, and labor/material costs vary, but here’s a rough breakdown by rehab level:
• Light rehab (paint, floors, fixtures): ~$15–$25 per sq ft
• Moderate rehab (kitchen/bath updates, some systems work): ~$30–$50 per sq ft
• Heavy rehab (full gut, systems, layout changes): $60+ per sq ft, sometimes well over depending on scope and finishes
A quick shortcut we use when walking properties: estimate cost per item (e.g., $6–10K for a full kitchen, $3–5K per bath, $7–12K for HVAC), then sanity-check it against the square footage calculation.
Definitely recommend confirming with a local GC, especially with current fluctuations in labor and materials. Feel free to reach out if you need help!
@Brandon Ribeiro gave you great advice. To piggy back off him, I'm based in Georgia and happy to share a few quick rules of thumb that have worked for me (as he mentioned every project is a little different):
Light rehab (paint, floors, fixtures, minimal repairs): around $20–$30 per sq ft
Moderate rehab (kitchen/bath updates, flooring, paint, some systems work): around $35–$50 per sq ft
Heavy/full gut rehab (major systems, roof, structural work, full cosmetic overhaul): $60–$100+ per sq ft
I usually walk the property with a checklist (roof, HVAC, plumbing, electrical, windows, foundation, cosmetics) and quickly assess if each major category needs minor, moderate, or full replacement — that helps me adjust my per-square-foot estimate.
Also, in Georgia, labor can be a little more affordable compared to other states, but material costs are still creeping up, so always pad your numbers by 10–15% for surprises.
Hope that helps! Happy to chat more if you want to connect.