Portland & Vancouver Remodeling Cost Guide 2026: Cost Per Square Foot for Kitchens, Baths, Additions & Whole-House Remodels
This is a local breakdown of what it costs to remodel, add on, or finish living spaces in 2026. It covers the Portland Metro area — Lake Oswego, West Linn, Portland Heights, Beaverton, Tigard, and Happy Valley in Oregon, plus Camas, Washougal, and Vancouver in Washington. Every number is grounded in current Pacific Northwest labor and material costs.
Use it to set a realistic budget before you talk to anyone. It covers kitchens, bathrooms, additions and whole-house work.
Whole house remodel cost per square foot swings hardest on mechanical systems. Wiring, plumbing and HVAC are why older Portland homes price above newer ones at the same square footage.
Home remodel cost is also a long term question.
Spending once on structure, systems and envelope beats paying twice for finishes over the same decade.
Explore our full luxury renovation and home addition services, browse the project portfolio, see every city we build in on the Portland Metro service areas page, or request a remodeling consultation.
Portland Metro Remodeling Cost Summary (2026)
Installed pricing for residential design-build projects with standard site conditions. Permits, architectural design, and interior selections are included; exotic stone, specialty millwork, hillside engineering, and historic-overlay design review add to the upper end.
| Project Type | Per Sq Ft | Typical Total | Timeline |
|---|---|---|---|
| Home addition (single-story) | $350 – $650 / sq ft | $140,000 – $325,000 (400 sq ft) | 4 – 7 months |
| Second-story addition | $400 – $800 / sq ft | $300,000 – $700,000+ | 6 – 10 months |
| Kitchen remodel — mid-range | — | $65,000 – $120,000 | 8 – 14 weeks |
| Kitchen remodel — luxury / custom | — | $150,000 – $350,000+ | 14 – 24 weeks |
| Bathroom remodel — mid-range | — | $28,000 – $55,000 | 5 – 8 weeks |
| Primary bath — luxury | — | $70,000 – $180,000+ | 10 – 16 weeks |
| ADU / DADU (detached, new build) | $375 – $600 / sq ft | $225,000 – $450,000 (600 sq ft) | 7 – 12 months |
| Basement finish / remodel | $85 – $200 / sq ft | $70,000 – $180,000 | 10 – 18 weeks |
| Whole-home / luxury remodel | $300 – $700 / sq ft | $450,000 – $1.5M+ | 9 – 18 months |
Ranges reflect Portland Metro and SW Washington 2026 design-build pricing. Excludes land, demolition of major structures, and seismic retrofits.
How much does a home addition cost in Portland?
A single-story home addition in the Portland Metro typically costs $350 to $650 per square foot, fully built. A typical 400 sq ft family-room or primary-suite addition lands between $140,000 and $325,000. A second-story addition
runs $400 to $800 per square foot — commonly $300,000 to $700,000+ — because of structural reinforcement, roof rebuild, and matching siding, windows, and finishes to the existing home.
Hillside lots in West Linn and Portland Heights, lakefront setbacks in Lake Oswego, and historic overlays in inner Portland neighborhoods all add design and engineering complexity that pushes luxury home additions toward the upper end of the range — managed end-to-end by our in-house architectural design studio.
How much does a kitchen remodel cost in Portland or Vancouver?
A mid-range kitchen remodel in the Portland and Vancouver metro typically costs $65,000 to $120,000 for a 150–200 sq ft kitchen with semi-custom cabinetry, quartz countertops, quality appliances, and updated electrical and plumbing.
A luxury or fully custom kitchen runs $150,000 to $350,000+ — paneled appliances, custom inset cabinetry, natural stone slabs, white oak or walnut flooring, plaster hood, and structural wall removal. Most custom kitchens we build in Lake Oswego, West Linn, and Camas land in the $180,000 to $275,000 range.
Cabinetry is the single largest line item — typically 30–40% of total kitchen cost. Moving from stock to semi-custom roughly doubles cabinet cost; semi-custom to fully custom doubles it again.
How much does a bathroom remodel cost in the Portland Metro area?
A mid-range bathroom remodel in Portland or Vancouver costs $28,000 to $55,000 for a standard 60–80 sq ft bath: new tile, vanity, fixtures, tub or walk-in shower, and ventilation.
A luxury primary bath with heated floors, frameless glass enclosure, freestanding tub, custom tile work, double vanity, and premium fixtures (Brizo, Kohler, Waterworks) runs $70,000 to $180,000+. Relocating plumbing — moving a toilet or shower drain across the room — typically adds $4,000 to $12,000 depending on subfloor access.
How much does it cost to build an ADU or DADU in Portland?
Portland is one of the most ADU-friendly cities in the United States — and a true ADU hub for the West Coast. A new detached ADU (DADU) typically costs $375 to $600 per square foot all-in, putting a 600 sq ft unit at roughly $225,000 to $360,000 and an 800 sq ft unit at $300,000 to $480,000.
Garage conversions and internal ADUscost less — usually $150,000 to $275,000 — because the foundation, framing, and roof already exist. Portland's pre-approved ADU plan program can shave 8–12 weeks off the permit timeline if your lot accommodates one of the standard plans.
In Vancouver and Clark County, ADU rules are looser than Oregon's but pricing is similar; in Lake Oswego, West Linn, and Beaverton, lot-coverage and setback rules constrain DADU size more than Portland proper.
How much does a basement remodel or finish cost?
Finishing a basement in the Portland Metro typically costs $85 to $200 per square foot depending on whether you're adding a full bathroom, egress bedrooms, and a kitchenette. A 800 sq ft basement finish commonly lands between $70,000 and $180,000.
Older Portland and Vancouver homes — Eastmoreland, Laurelhurst, Alameda, Hough, and the early-20th-century stock across Portland Heights — frequently need waterproofing, vapor encapsulation, or seismic retrofitting before finish work begins. Those foundational items add $15,000 to $40,000and are non-negotiable in our wet PNW climate.
How much does a whole-home or high-end remodel cost?
Whole-home luxury renovations in Lake Oswego, West Linn, Portland Heights, Dunthorpe, and Camas typically run $300 to $700 per square foot. A 3,000 sq ft home remodel commonly lands between $900,000 and $2.1M; estate-grade renovations with structural reconfiguration, high-end millwork, designer lighting, and luxury stone can exceed $1,000 per square foot.
The variable that moves a whole-home budget the most isn't square footage — it's how much of the original structure stays. A cosmetic refresh keeping the existing layout prices very differently from a down-to-studs reconfiguration that opens the main floor, adds a primary suite, and rebuilds the kitchen.
What drives remodeling cost up or down?
Two homes with the same square footage can vary by hundreds of thousands of dollars. The biggest cost drivers in our region:
- Scope: Cosmetic refresh vs. structural reconfiguration is the single largest variable.
- Finish level: Builder-grade vs. custom millwork, natural stone, and designer fixtures can double a budget on the same footprint.
- Structural work: Moving a load-bearing wall adds $8,000–$25,000; foundation work or seismic retrofits add $20,000–$80,000.
- Plumbing & electrical relocation: Every relocated fixture or panel upgrade adds line-item cost.
- Permits & design review: Portland historic districts and Lake Oswego design review add 6–14 weeks and modest fees.
- Site conditions: Hillside lots in West Linn, lakefront setbacks in Lake Oswego, and older homes in Portland Heights raise engineering and access costs.
- PNW climate factors: Waterproofing, vapor management, and exterior envelope detailing are non-negotiable here and built into our pricing.
Bedroom renovation cost in Portland
A cosmetic bedroom renovation in Portland typically runs $8,000–$25,000. That covers new flooring, paint, trim, lighting, updated outlets, and a refreshed closet system.
Budgets rise to $25,000–$60,000 when the work reaches beyond the room. Common drivers are a new walk-in closet, borrowing space from a hall or adjacent room, or tying the bedroom into a new or enlarged bathroom.
- $8K–$25K: flooring, paint, trim, lighting, closet refresh
- $25K–$60K: wall changes, walk-in closet, bath tie-in, new circuits
- Above $60K: usually a full primary suite with a new bathroom
In older Portland homes, opening walls can reveal knob-and-tube wiring or undersized framing. Plan a contingency of 10–15% for those finds.
If the plan grows into a new bath and closet, read our primary suite addition guide for full-suite costs, or run the numbers in the remodel cost estimator.
Design-build vs. hiring an architect and contractor separately
In the traditional design-bid-build model, you hire an architect, pay for a full set of drawings, then bid those drawings to general contractors. The drawings are often beautiful and frequently come back tens or hundreds of thousands of dollars over budget — at which point you redesign and re-bid.
In design-build, architecture, interior design, engineering, permitting, and construction sit under one contract. Pricing is built into the design as it's drawn, so the plans you fall in love with are the plans you can actually build. Industry data from the Design-Build Institute of America shows design-build projects deliver 6–10% lower total cost and finish 33% faster
than design-bid-build, with significantly fewer change orders.
Masters Construction is a true design-build firm. Our in-house team handles full architectural design and 3D modeling, interior curation, permitting, structural coordination, and construction — one contract, one team, one accountable point of contact from first sketch to final walkthrough. Browse representative work in the Masters Construction project portfolio, or read the companion fence cost guide and
Oregon CCB licensing & what to verify
Any contractor performing residential work over $1,000 in Oregon must hold an active Construction Contractors Board (CCB) license, which carries bonding, insurance, and dispute-resolution requirements that protect homeowners. Washington's equivalent is an active L&I contractor registration. Before signing any remodel contract, verify license status, bonding, and general liability insurance coverage. Masters Construction is CCB #248237
, bonded, and insured for work on both sides of the Columbia.
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We design and build luxury renovations, additions, ADUs, and outdoor living projects across the Portland Metro and SW Washington.
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Masters Construction designs and builds luxury renovations, additions, ADUs, and whole-home remodels throughout the Portland Metro area and SW Washington — Lake Oswego, West Linn, Portland Heights, Beaverton, Tigard, Camas, and Vancouver.
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