Feedback Needed: $8.8k Turnover Quote for 2BR Duplex (Half)

[Simon Hodson]

I just received a turnover quote for one side of a 2-bedroom duplex and the total came back at $8,840. This feels high for a standard unit turn, especially the painting. I’d love to get some eyes on these line items to see where I'm getting "investor taxed."

Property Details: 2 Bedrooms, approx. 1,000 sq ft (half duplex).

The Breakdown:

• Interior Painting: $4,260.00

• Covers: Walls and trim in LR, DR, Kitchen, Bath, B1, B2, hallways, and entry.

• Note: This EXCLUDES ceilings and doors.

• At ~1,000 sq ft, this is over $4.00/sq ft just for walls/trim. Is this high for your market?

 Flooring & Basement: $2,124.00

• LVP on stairs, rear entry, and landings: $1,566.00

• Paint/Prep basement floor (548 sq ft): $558.00

 Mechanical & Safety: $644.00

• 8 Smoke Detectors (10-year sealed): $528.00 ($66/unit)

• 3 CO Detectors: $116.00 ($38/unit)

General "Handyman" Labor: $385.00

• Includes: LED bulb swaps, furnace filter, adjusting doors/cabinets, and replacing outlet/switch covers.

Plumbing & Bath: $683.00

• Fiberglass tub surround: $413.00

• Strip/caulk toilet & vanity: $72.00

• Replace shower head & bathtub handles: $198.00

Miscellaneous Interior: $744.00

• Deep cleaning/sanitizing: $324.00

• Replace vintage door hardware & adjust frame: $199.00

• Wall prep/skim (whole home): $116.00

• Transition strips & landscape vine removal: $105.00

Total Quote: $8,840.00

My Concerns:

1. The painting quote seems like a "go away" price for just walls and trim

2. The $385 for bulbs and filters feels like a lot of "fluff" labor.

3. $66 per smoke detector seems steep for what are likely basic 10-year battery units.

Am I overreacting, or should I be shopping this around? What are you guys seeing for turnover costs per unit in 2026?

[Jim Johnson]

$8.8k isn’t unheard of for a full turnover today, but a few of those line items are worth a second look.

The painting is the biggest one. Over $4/sq ft for walls and trim only (no ceilings or doors) is on the higher side in many markets unless the unit needs heavy prep. For a 1,000-sq-ft unit, a lot of owners see something closer to the $2–$3/sq-ft range depending on condition and labor costs.

The smoke detectors also stand out. $66 installed isn’t outrageous if labor is included, but it’s definitely marked up. Those units usually retail far lower, so you’re paying for convenience and install time.

The handyman bundle ($385) isn’t unusual as a minimum service call if someone is handling multiple small tasks in one visit. Individually those items are cheap, but the labor is what adds up.

Where quotes can creep up is when one contractor bundles everything instead of separating vendors. Painting, flooring, and small maintenance tasks priced individually often come in lower.

If this were my property, I’d probably get one or two comparison quotes, especially for the painting. Even if you stay with this contractor, it gives you a clearer sense of what’s market vs. markup.

Turnovers are one of those areas where pricing varies a lot by contractor structure — the goal is less about finding the cheapest number and more about confirming the scope and pricing are in line with the local market.