A whole-house remodel can transform a dated or poorly functioning home into exactly what you want, often for less than buying new in Seattle’s expensive market. Here is a complete 2026 cost guide.
Whole House Remodel Cost Per Square Foot
In the Seattle area in 2026, whole-house remodels range widely by scope:
- Cosmetic refresh: $80 to $150 per sq ft (finishes, paint, fixtures, some systems)
- Mid-level remodel: $150 to $300 per sq ft (kitchens, baths, some walls, updated systems)
- Gut renovation: $300 to $550 per sq ft (down to studs, all new systems, layout changes)
Cost by Home Size (Gut Renovation)
- 1,500 sq ft home: $450,000 to $825,000
- 2,500 sq ft home: $750,000 to $1.4M
- 3,500 sq ft home: $1.05M to $1.9M
What Drives the Cost
- Structural changes and wall removal
- Full electrical and plumbing replacement (common in older Seattle homes)
- Kitchen and bathroom count and quality
- Hidden conditions: knob-and-tube wiring, asbestos, foundation issues
- Seismic upgrades triggered by major renovation
Budget a Contingency
Older Seattle homes hide surprises. Budget a 15 to 20% contingency for a gut renovation of a pre-1970 home.
Architect and Permit Costs
- Architect fees: 12 to 18% of construction cost
- Permit fees: 1 to 2% of project valuation
See our renovation and restoration service and guide on whole house renovation.
Ready to Start Your Project?
Piper Cole Architects offers a free initial consultation for all project types. Based in Kirkland, WA. Serving the entire Seattle metro area since 2000.