Tool · Estimator
What will my whole-home renovation cost in Southlake?
A realistic budget range in sixty seconds. Based on what Swanson Renovations actually charges on whole-home renovations in Southlake, Keller, Westlake, Colleyville, Trophy Club, and Flower Mound.
Not a quote. Real estimates require an in-home walk-through with our team. This calculator gives you the band so you can talk to your partner about scope honestly before you call.
Model updated July 2026 — calibrated against Swanson's own whole-home project rates and each city's current permit fee schedule.
How the calculator builds your number.
The estimate is a real range, from a model we're willing to show. Here's the math behind it.
Cost per square foot
In our own experience, a cosmetic facelift runs $80 to $100 per square foot, and a complete down-to-studs gut runs $150 to $200 per square foot. Those two numbers anchor the model; a full renovation in between scales proportionally. Your finish selections adjust that base further, and your city's actual permit fee is added. The range shown is the center ±15% — standard remodeling contingency.
Why the scope question matters most
The single biggest driver of whole-home cost is whether the electrical, plumbing, and HVAC systems get replaced. A facelift leaves those systems in place and focuses on what you see. A down-to-studs renovation opens the walls and replaces what's inside them — structural, mechanical, and code-driven work that has nothing to do with the finishes you eventually choose, and everything to do with why the per-square-foot rate roughly doubles between the two.
How this compares to the "percentage of home value" rule of thumb
A common industry guideline caps total renovation spending around 30 percent of a home's value, mainly to avoid overcapitalizing relative to resale. It's a reasonable ceiling check, but it says nothing about whether you're planning a facelift or a down-to-studs gut, or what finish level you want throughout. Our estimate is built from that real scope instead, which is why it can land above or below the percentage guideline depending on your home's value and how ambitious the renovation is.
Most homeowners underestimate this by more than they expect
In our experience, most clients arrive at their first consultation with a number well under what the project ultimately costs — often somewhere around half to two-thirds of the real figure. That tracks with Houzz's own renovation data, where the median planned spend has historically landed well below the median actual spend on completed projects. It's not a knock on anyone's math — full scope is genuinely hard to see from the outside, especially across an entire home. It's the reason this calculator exists.
It's rarely confined to the rooms you started with
Looking back across our own recent projects, none of them stayed inside a single room. A kitchen renovation extends into the connecting dining or family room; a primary bathroom extends into the closet, and sometimes the bedroom. A whole-home renovation is where that pattern becomes explicit instead of a surprise — budget for the home you're actually changing, not just the rooms on your initial list.
What this calculator can't see
HOA architectural-review timelines. Long-lead specialty materials that go on backorder. The condition of the foundation, slab, and existing systems behind the walls. Whether appliances and decorative fixtures are being sourced by you or your designer rather than included in construction. A real estimate from us accounts for all of this. The calculator gives you the honest headline.
Estimate just the kitchen instead · Estimate just the primary bathroom instead
What does a whole-home renovation cost in your city?
Same corridor, six different markets. The construction math barely moves between them — what changes is the housing stock, the permit regime, and the review process.
- Southlake
- A whole-home renovation in Southlake spans $80 to $200+ per square foot depending on scope, on 8-week to 14-month timelines. The core luxury stock — Timarron built out from 1992 to 2004 — is prime whole-home territory. Permits are $50 plus 25¢/sq ft; Carillon requires an HOA stamp before the city takes the application. Whole-home renovation in Southlake →
- Keller
- Keller's luxury pocket — Hidden Lakes and the gated villages, mid-1990s customs now worth $500K to $1M+ — commonly runs the same per-square-foot bands as Southlake at a somewhat smaller total scale, since homes trend a bit smaller. The city prices remodel permits at a clean $1.00 per square foot of project area. Whole-home renovation in Keller →
- Westlake
- The most expensive market of the six — median sales near $5M — and the strictest process: the town requires your HOA approval letter before it will accept a permit application, then layers tiered permit, plan-review, and inspection fees. Whole-home budgets here regularly run well past the top of our calculator bands. Whole-home renovation in Westlake →
- Colleyville
- Estate lots and 1985-2015 housing stock around a ~$1M median — larger homes here mean whole-home renovations land at the higher end of the dollar range even at similar per-square-foot rates. Permits run $1.00/sq ft plus a $150 plan review, with all trade fees included. Whole-home renovation in Colleyville →
- Trophy Club
- A deep bench of 1980s-2000s homes ready for full transformation. The town prices permits on declared project valuation rather than square footage; we declare and carry it. Whole-home renovation in Trophy Club →
- Flower Mound
- The friendliest permitting of the six — a flat $200 remodel permit plus $100 plan review — and a strong luxury pocket in Bridlewood, where 1996-2004 golf-course customs are hitting renovation age together. Whole-home renovation in Flower Mound →
Whole-home renovation cost questions, answered.
- How much does a whole-home renovation cost in Southlake?
- In our own experience, a simple cosmetic facelift — flooring, paint, fixtures, no structural or systems work — runs about $80 to $100 per square foot. A complete gut renovation, with structural changes and full electrical, plumbing, and HVAC replacement, runs about $150 to $200 per square foot. A typical Southlake-corridor luxury home in the 3,500 to 5,000 square foot range lands well into six figures either way.
- What's the difference between a facelift and a full gut?
- The single biggest driver is whether the electrical, plumbing, and HVAC systems get replaced. A facelift keeps those systems in place and focuses on what you see: flooring, paint, fixtures, cabinetry refreshes. A down-to-studs renovation opens the walls and replaces what's inside them, which is why it costs meaningfully more per square foot even before a single finish is chosen.
- Does this include the kitchen and bathrooms?
- Yes, at a whole-home blended rate. If you want room-specific detail, our kitchen and primary bathroom calculators break those down separately with their own scope and finish options — useful if the kitchen or primary bath is where most of your budget is actually going.
- Are appliances and decorative fixtures included?
- Not by default in the underlying rate. Appliances, decorative plumbing fixtures, decorative lighting fixtures, and cabinet hardware are commonly supplied directly by the client or facilitated through an interior designer rather than included in our construction contract — this varies by project, and we'll walk through exactly what's included for yours in a real estimate.
- How long does a whole-home renovation take?
- A cosmetic facelift can run 8-14 weeks. A full renovation touching most rooms typically runs 6-9 months. A down-to-studs gut renovation, with full MEP replacement and structural work, commonly runs 9-14 months from first demo to final walkthrough.
- Do I need a permit, and what does it cost in my city?
- Yes — every whole-home renovation needs a city permit, and every city prices it differently: Southlake charges $50 plus 25¢ per square foot, Keller and Colleyville charge $1 per square foot, Flower Mound a flat $200 plus $100 plan review, Trophy Club prices on declared project valuation, and Westlake layers tiered permit, plan-review, and inspection fees. Swanson pulls and carries the permit on every project.
- Does the calculator work for Keller, Westlake, Colleyville, Trophy Club, Flower Mound, and Grapevine?
- Yes. Pick your city and the estimate folds in that city's actual permit fees and flags its review process.