What Will Your Remodel Cost in Portland?
Real 2026 ranges from our Portland and Vancouver projects: what moves the number, what's included, and how your price gets exact.
The Short Answer
What does a Masters Construction remodel cost?
Masters Construction is a boutique design-build firm in Portland and Vancouver, WA. Kitchens typically run $50,000–$250,000+, primary bathrooms $30,000–$100,000+, room and primary-suite additions $350–$650 per square foot, second stories $400–$800 per square foot, and whole-home renovations start around $250,000; ADU pricing is given after a site walk. Our number includes in-house design and 3D, structural engineering coordination, permit drawings, a dedicated project lead, selections management and a written warranty — and we quote a fixed price after design, not a floating estimate.
Masters Construction is a design-build general contractor serving Portland, Lake Oswego, West Linn, and Vancouver, WA.
We are a boutique firm, and we are not the lowest bid. We run a small number of projects at once so the principal who walks your property is still involved at the final punch list, and we carry design, 3D visualization, engineering coordination and permit management in-house instead of subcontracting them or billing them as extras.
That structure costs money, and it shows up in our number.
What you get for the premium is a project that is priced completely before it starts and managed by one person throughout. A cheaper bid is frequently cheaper because it excludes engineering, states vague allowances, or leaves permit drawings to be sorted out later — differences that surface as change orders in month three.
The rest of this page is the arithmetic behind that claim: what the bands are, what pushes a project to the top of one, what our price includes, and the cases where we are honestly the wrong choice.
The Variables
Four Things Set the Price of Every Project
01
Scope
Same layout or moved walls and plumbing.
02
Finishes
Stock, semi-custom or fully custom.
03
The house
Age, hidden damage, site access.
04
Permits & location
Portland, Clark County or your city's rules.
Budget Bands
What Projects Cost in Portland & Vancouver
Ranges reflect completed Masters Construction projects across the Portland metro and SW Washington. Your number lands where your scope does. For a quick range on your own project, try the remodel cost estimator.
Shower Upgrade
Tub-to-Shower
Conversion
$15K–$40K
Tub out, walk-in shower in, usually in the same spot.
Bathroom Refresh
Hall & Guest Bath
$20K–$60K
New tile, tub or shower, vanity, fixtures and floors.
Full Remodel
Primary Bathroom
$30K–$100K+
Walls moved, curbless shower, heated floors, custom vanity.
Where the money goes
Typical $50K primary bath
- Tile & waterproofing30%
30% - Plumbing & fixtures25%
25% - Vanity & countertop15%
15% - Demo, framing & drywall12%
12% - Electrical, lighting & ventilation10%
10% - Design & permits8%
8%
What drives this range +
What drives the low end
Same footprint, prefabricated shower base, semi-custom vanity, standard tile sizes.
What drives the high end
Reconfigured layout, curbless wet room, large-format or slab wall tile, heated floors, custom glass, freestanding tub with floor-mounted filler.
Room-by-room detail in our Bathroom remodel cost guide.
All prices at a glance
| Project | Typical range |
|---|---|
| Tub-to-Shower | $15K–$40K |
| Hall & Guest Bath | $20K–$60K |
| Primary Bathroom | $30K–$100K+ |
| Keep the Layout | $50K–$90K |
| New Layout | $85K–$160K |
| Fully Custom | $150K–$250K+ |
| Room or Primary-Suite Addition | $350–$650 / sq ft |
| Second-Story Addition | $400–$800 / sq ft |
| Garage Conversion | $120K–$220K |
| Basement ADU | $150K–$260K |
| Detached ADU | $250K–$450K |
| Whole-Home Renovation | From $250K |
| Cedar Privacy (6 ft) | $35–$60 / ft |
| Vinyl | $40–$75 / ft |
| Aluminum / Ornamental | $45–$90 / ft |
Room-by-room detail lives in our Portland & Vancouver remodeling cost guide, and project-by-project numbers live in our Portland remodeling guides.
Straight Answer
Is It Worth the Premium?
For complex, structural, whole-home or luxury-finish work — yes. Those projects fail on coordination, not craftsmanship: an engineer who answers late, a permit nobody tracked, cabinetry ordered before the framing was confirmed, an allowance that was never real.
Carrying design, engineering coordination, permitting and a dedicated project lead inside one company is what prevents that, and it is the thing you are paying the premium for.
For a simple single-room refresh with no structural change, no permit and no design work — a mid-market contractor is usually the better value, and we will say so at the consultation rather than take the job. We would rather refer you to someone good than sell you infrastructure your project doesn’t need.
“A new room was built along with deck and patio, in place of covered deck. Chris and his team always responded and stayed on budget, went above and beyond with meeting our needs, with quality finishes on all levels. Simply couldn't be happier with the outcome. Definitely recommend them.”
Sreepallavi T.
Room addition, deck and patio
“I recently had my bathroom remodeled by Masters Construction, and I couldn't be happier with the results! They did an incredible job communicating each step of the process, ensuring I was always in the loop about timelines and what to expect.”
Zack Turner
Bathroom remodel
“Finally got around to doing the guest bathroom reno after the master bath last summer and I could not be happy enough! Our previous contractor had changed states, but a friend referred Masters and our remodel was perfect from start to finish.”
Denis M.
Primary and guest bathroom remodels
Inside the Number
What’s Included That Mid-Market Bids Often Leave Out
Each of these is a real cost. If a competing bid is lower, check whether it contains them or defers them.
- 01In-house design and 3D visualization
You walk the project before it's built.
- 02Structural engineering coordination
Scheduled and managed by us.
- 03Permit drawings and submittals to Portland BDS
Clark County or the City of Vancouver.
- 04A dedicated project lead from the first call through the final walkthrough.
- 05Selections management
Sourcing, samples, ordering and delivery tracking.
- 06Allowances stated line by line
So you know exactly what each number buys.
- 07Dust containment
Floor protection and daily cleanup on interior work.
- 08A written workmanship warranty in every contract
Plus a post-project check-in.
Levers
Where You Can Save
Keep the layout
Leaving plumbing stacks, gas lines and load-bearing walls where they are is the single largest lever in any kitchen or bathroom budget.
Read more +
A same-footprint kitchen with excellent finishes often lands near the bottom of the range; the same finishes with a relocated sink and a removed wall can add $30,000 or more before a single cabinet is hung.
Choose semi-custom cabinetry
Quality semi-custom lines cover most real-world kitchens at a meaningful discount to full custom.
Read more +
We reserve custom millwork for the places where geometry actually demands it — an odd corner, a range wall, a built-in banquette — and use semi-custom for the rest.
Phase the work
A whole-home renovation can be split into two stages, typically structure plus kitchen first, secondary baths and finishes later.
Read more +
Phasing costs slightly more in total mobilization but spreads the spend and can keep you in the house.
Select from our vetted palette
We maintain material and fixture packages we buy regularly and trust.
Read more +
Choosing within that palette means better pricing, shorter lead times and fewer selection meetings than sourcing something unusual from scratch.
Mechanics
How We Price
How your price gets more exact at each step.
- 01
Online estimator
A ballpark in two minutes.
- 02
Walkthrough range
A written range 2–5 days after we see the space.
- 03
Design budget
Drawings and selections narrow it.
- 04
Contract price
A line-item price before work starts.
Fixed price after design. During the consultation we give you a range. We do not give you a contract price until the drawings, specifications and engineering are complete, because a price quoted before design is a guess that gets corrected at your expense.
Once design is done, the contract price is fixed, and it only moves through a signed change order.
Allowances, stated line by line. Where a selection isn’t final at contract — tile, plumbing fixtures, lighting, appliances — we carry an allowance and tell you what product class it buys. When you choose, you see immediately whether you are under or over. No blanket “finish allowance” hiding six decisions inside one number.
Contingency. We recommend holding 10–15% beyond the contract price, at the upper end for homes built before 1980. It is your money, held by you, and if the walls open cleanly you keep it.
Read the remodeling cost guide for room-level ranges, and see our design-build process for how the phases and the money line up.
Smaller Steps
Not Ready for a Full Remodel?
Start smaller
A tub-to-shower conversion or a one-room refresh.
Phase it
Bathroom this year, the addition next.
Talk it through
The walkthrough is free, no obligation.
Funding
Paying for Your Remodel
Cash or savings
The simplest path — no lender, no draws, no interest.
Home equity loan
A lump sum at a fixed rate.
HELOC
Draw as the project progresses.
Renovation / construction loan
Based on the home's value after the work.
We do not finance projects directly. We can refer you to lenders who work regularly with renovation and construction borrowers in Oregon and Washington, including renovation-specific loan products, and we will provide whatever project documentation your lender needs.
Resources
Keep Planning
Real numbers, timelines and permitting detail for the projects we build across Portland and Vancouver, WA.
Frequently Asked
Pricing FAQs
The money questions homeowners ask us first.
For complex, structural, whole-home or luxury-finish work, yes — the in-house design, engineering coordination, permit handling and a dedicated project lead are what keep those projects from sliding on schedule and budget, and they are priced into our number rather than billed later.
For a simple single-room refresh with no structural change, a good mid-market contractor is often the better value, and we will tell you so at the consultation and refer you to one.
Get a Real Number for Your Home
Tell us about the house and we’ll walk the site, talk through scope, and give you a realistic range — no obligation.
(971) 274-6599CCB #248237 · Licensed in Oregon & Washington