Quick Question for the Flippers Out There

[Abiy Tedla]

When you're evaluating a potential flip, how do you roughly estimate repair costs based on square footage in 2025? 

I know a detailed scope is best, but for quick analysis during the initial walkthrough or when reviewing listings, is there a general $/sqft rule of thumb you go by?

Specifically, how would you break it down for different levels of rehab like:

• Lipstick (cosmetic updates only)

• Standard (kitchen/bath reno, flooring, light structural)

• Heavy (major systems, layout changes)

• High-end/Upgraded (luxury finishes, premium materials)

Any ballpark numbers or tips would be super helpful 🙏

[Kevin Ivey]

In all honesty I swag most of my flips I work in foreclosure auctions and wholesalers where a good deal gets snapped up, no time or way to schedule a friendly contractor and work out a detailed scope.

Age of house, when it last sold, any expired ancient MLS listing photos, exterior condition based on drive by photos give me an idea of whether the inside is "neglected" or abused. Does it have septic or sewer? water or well? etc..

Then I know I typically spend 4.25 a sq ft for flooring (average 80/20 carpet and LVP); I know a bedroom typically costs me $500 to 800 to redo (light, doors, knobs, hinges, door stops, electrical etc) and keep going with this idea and I SWAG my rehab number based on experience and talking with others for their rough idea.  It's great to zero it in but how often does a contractor nail their bid? and a change in market can be 10-50k swing pretty quick.  

Know what you "need" to make, don't spend more than you have to and leave enough in your target profit to weather any real surprises.