Hey everyone, I’ve been noticing more investors shifting toward lighter cosmetic rehabs instead of full gut flips this year — especially as labor costs and permit timelines stay unpredictable. Some markets (like the Midwest and Southeast) are seeing price rebounds on entry-level homes, so smaller updates and faster turns seem to be making more sense for some investors. Curious what you all are seeing: • Are you adjusting your strategy toward smaller, faster rehabs? • How are you handling tighter spreads with higher materials and labor costs? • Anyone still going after full remodels and making it work in this market? Are you adjusting your strategy toward smaller, faster rehabs? How are you handling tighter spreads with higher materials and labor costs? Anyone still going after full remodels and making it work in this market? Would love to hear what’s working (and what’s not) for everyone right now — especially for those actively flipping in 2025.

You’re right to notice that shift, Andy. A lot of flippers are rethinking their approach as costs and timelines stay unpredictable. Lighter rehabs are often the smarter play right now because they let you turn properties faster, tie up less capital, and lower risk. If you focus on the updates buyers notice most like paint, flooring, lighting, and kitchens, you can still add strong value without the stress of permits or long delays. What’s in it for you is faster cash flow and more flexibility in a market that’s still adjusting. The key is staying disciplined on your buy numbers and working only with contractors you can rely on to stay on schedule. If you can master quick-turn rehabs now, you’ll be in a great spot when the market opens up more opportunities later this year.

I'm all for cosmetic updates on rental properties but when flipping I do it right. This seems frequent in beach area properties. When I see one with 75% updates but outdated bathroom vanities and curtains instead of closet doors for example it always makes me wonder what other corners the seller cut.

The issue is in finding and acquiring properties for cosmetic flipping at volume

Updated 29 minutes ago on 10/29/2025. Most recent reply

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Andy GonzalesPoster

Residential Real Estate Broker
Poway, CA

Rehabbing & House Flipping

Flipping in 2025: Are Smaller, Cosmetic Rehabs Beating Full Gut Jobs This Year?

Andy GonzalesPoster

Residential Real Estate Broker
Poway, CA

Posted October 28, 2025 09:51

Hey everyone,

I’ve been noticing more investors shifting toward lighter cosmetic rehabs instead of full gut flips this year — especially as labor costs and permit timelines stay unpredictable.

Some markets (like the Midwest and Southeast) are seeing price rebounds on entry-level homes, so smaller updates and faster turns seem to be making more sense for some investors.

Curious what you all are seeing:

Are you adjusting your strategy toward smaller, faster rehabs?
How are you handling tighter spreads with higher materials and labor costs?
Anyone still going after full remodels and making it work in this market?

Would love to hear what’s working (and what’s not) for everyone right now — especially for those actively flipping in 2025.

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