Landlord · Dallas, TX · Member since 2012 · 505 posts · 34 votes
What would be a good ballpark estimate to put in granite countertops in the kitchen? I was thinking somewhere in the neighborhood of $250 per linear ft.
For regular counter tops, at least here in Dallas TX, .75 cents per sq ft of the house will generally give you a conservative estimate.
Real Estate Investor · Virginia, DC &, MD · Member since 2008 · 261 posts · 71 votes
14y
Find a local granite company that is motivated to get rid of their in stock granite. The company I have been working with usually has 4 good choices. Usually costs about $30 per sq ft. That price includes a kitchen sink. I pay him in cash and usually have a bottle of Vodka for him. Most of my kitchens have cost between $1200 to $1500.
As a side note, I don't do a granite backsplash in the kitchen. We use a 3x6 travertine subway tile. Costs $5.49 sq ft and looks incredible.
Real Estate Investor · Virginia, DC &, MD · Member since 2008 · 261 posts · 71 votes
14y
Having granite installed is a lot like carpet. You can always find someone to do it cheaper but you won't find out how good they were until the install is complete. And then you might have a mess on your hands.
Landlord · Dallas, TX · Member since 2012 · 505 posts · 34 votes
14y
Originally posted by Jim S:
Having granite installed is a lot like carpet. You can always find someone to do it cheaper but you won't find out how good they were until the install is complete. And then you might have a mess on your hands.
Any tips to reduce the risk of a a sloppy install when screening candidates?
Real Estate Investor · Virginia, DC &, MD · Member since 2008 · 261 posts · 71 votes
14y
Originally posted by Samantha M.:
Originally posted by Jim S:
Having granite installed is a lot like carpet. You can always find someone to do it cheaper but you won't find out how good they were until the install is complete. And then you might have a mess on your hands.
Any tips to reduce the risk of a a sloppy install when screening candidates?
I guess you can liken it to a blind date. It could be a nightmare or it could be....well you know.
The granite company we use came thru a recommendation from a friend. They have a fast turn around, they show up when they say, and their work always looks good. My workers always make sure that the cabinets are level and well supported for the granite to ensure a great install. I would guess that most granite companies can do the install in a reasonable manner. What seems to separate the good from the bad is proper measuring, accounting for not perfectly square wall corners and being able to adapt on the fly for funky cabinet levels.
I always bring a bottle of their favorite vodka to their shop after the job is complete and tell them it was for a job well done. It seems to have created and established a reward system for perfect work that seems to work for us.
PS if you like my post....a nice Cab Sav wine would do me fine :)
Developer · Santa Clarita, CA · Member since 2008 · 15k+ posts · 10k+ votes
14y
Originally posted by K. Marie Poe:
Originally posted by Will Barnard:
In CA, granite in a retail flip is necessary, even on a $125k home, which is a tiny, far from city home compared with a nice size newer home in other states.
Will Barnard What is "a tiny far from city home". My farm is full of 2000 sq ft. homes for $125K. By far from city do you mean far from L.A. :)
Damn spell check on Ipad changged my words. I meant, "it is a tad far from the city".
Landlord · Dallas, TX · Member since 2012 · 505 posts · 34 votes
14y
Originally posted by Dave Meyer:
Originally posted by Samantha M.:
Any tips to reduce the risk of a a sloppy install when screening candidates?
I use angieslist
Thanks for the suggestion! I have been considering a monthly subscription. If people around here such as yourself use it, then it should be worth its weight in gold and saved headaches. Especially when you are in the beginning stages of selecting contractors and have not yet established good relationships with reliable ones.
Realtor, General Contractor, and Developer · Redding, CA · Member since 2009 · 7k+ posts · 4k+ votes
14y
Have you checked out Lowes and Home Depot? Sometimes they have great deals, or offer free installation. Also, have you looked at Caesarstone? It's a great product.
Samantha M.,
Have you thought about completing your profile, so it shows which City and or State you live in?
A BP member could be in your area, and make a recommendation to you.
Real Estate Investor · Irving, TX · Member since 2015 · 1 post · 3 votes
11y
I've seen quite a few 10ft-long islands with granite, although typically not in rentals or flips. It seems to be a trend in Dallas with newer builder homes in the 400s-700s price range.
But most kitchens in a typical rental or flip home, built in the 50s to 80s, with a galley kitchen or close variation, will have between 30 to 50sqf of countertops. That includes that little 4in-high backsplash strip that some investors still favor. Granite for these kitchens in the Dallas area, including a nice undermount sink, ends up costing between $1,300 and $2k installed.
Granite for the newer, larger suburban homes in DFW will cost more, but not much more. It's easy to keep it at under 3k making the right choices.
As a granite installer, I work with investors with many different strategies, but all have the same goal of getting a good ROI. Just about 5 months ago one of my investor clients wanted me to supply and install eleven THOUSAND dollars of granite in a house that wasn't worth 300k. I thought he was crazy, but before the house was finished he had a tenant who signed a 5-year lease at over 3k/mth - because she LOVED that exotic granite. That proved that he knew his market well, and your choice of what granite (if any!) should come from listening to your market.
I emphasize the location (Dallas area) because these costs vary wildly throughout the country. Your best bet is to find a good, local fabricator and treat him well.
Advice: if you are in the habit of giving him vodka bottles, wait until your job is finished, and only then handle him the bottle. Installing granite while drunk is not a crime but should be!
Scottsdale, AZ · Member since 2014 · 659 posts · 536 votes
11y
For my small apartments, I get about 20 linear feet installed (kitchen and bath) for about $800-900 total. I buy prefab for cheap and my installer charges about $300-350 to install. I don't need to do a thing.
I used to use the home depot laminate but switched to this a couple of years ago.