Whole-Home Remodel Cost in Portland

Why per-square-foot numbers mislead

A whole-home remodel is not priced by the square foot; it is priced by the trades it touches. Two 1,800 sf houses can differ by $300,000 depending on whether walls move, whether the wiring and plumbing are replaced, and how many wet rooms are rebuilt. We build every estimate as a scope table—one line per trade and type—so the number is a sum of real quotes rather than an average.

The ranges below come from Portland Project's signed contracts and are grouped by the scope pattern we see most often. They are planning guidance, not a bid.

The five drivers that move the number

1. Structure. Removing a bearing wall adds engineering, a beam, point loads to verify at the foundation, and a structural permit review. Budget $15K–$60K per significant opening, more if the foundation needs work.
2. Systems. Pre-1960 homes often carry knob-and-tube or undersized service and galvanized supply lines. Once walls are open, replacing them is rarely optional. A full rewire and re-pipe typically runs $40K–$90K together.
3. Wet rooms. Each kitchen or bath is its own cluster of plumbing, electrical, waterproofing, tile, cabinetry and stone. The count matters more than the finish level.
4. Selections. Cabinetry, stone, tile, plumbing fixtures and windows are where the same scope swings by 30% or more. We lock a selections schedule before demolition.
5. Hidden conditions. Rot, past unpermitted work, asbestos and lead. On older homes we carry a 10–15% contingency as its own line and show you how it is drawn.

What is usually not in the number

Architecture and engineering fees (often 8–12% of construction), City of Portland permit and system-development fees, temporary housing if you move out, furnishings, and landscaping repair after exterior work. A good estimate lists these explicitly, even when it says “not included.”

How to read a contractor's estimate

Ask for the scope broken out by trade, with labor and materials distinguished and allowances stated as dollar figures. If a whole-home estimate fits on one page, the risk hasn't gone anywhere—it has moved to the change orders. Our Budget & Selections stage shows what a complete scope table looks like, and the SW Portland case study shows how one held up when a hidden condition appeared.