Walk the property, count the cabinets, and run the math. Here's the system I use to estimate kitchen rehabs quickly and conservatively — from cabinets to countertops to appliances.

How to Price a Kitchen Renovation on a Flip in Under 10 Minutes

April 2025 — Kennett Square, PA

If you're helping a client evaluate a flip property or running numbers on your own investment deal, the kitchen is usually the biggest line item — and the hardest to estimate if you're not used to pricing construction.

Here's the system I use to price a kitchen renovation quickly, conservatively, and without a contractor on-site.

This isn't perfect. But it's designed to keep you from losing money, and it's fast enough to run while you're still standing in the house.

Step 1: Count the Cabinets

Walk the kitchen and count the cabinet boxes — uppers and lowers.

A typical small townhouse or condo kitchen might have:

4–6 lower cabinets
4–6 upper cabinets
Total: 8–12 cabinet boxes

A standard single-family kitchen in Chester County might have:

8–10 lower cabinets
8–10 upper cabinets
Total: 16–20 cabinet boxes

Write that number down.

Step 2: Price the Cabinets

I get my cabinets from a vendor called Buy Like Builders (referral from another agent). They sell unassembled cabinets and then reassemble and install them.

For white shaker-style cabinets (the most common flip finish):

Small kitchen (8–12 boxes): $3,500
Standard kitchen (16–20 boxes): $5,500

If you want a different color or style (gray, walnut, etc.), add $1,500–$2,000.

Installation: $100–$150 per cabinet box.

So for a standard kitchen:

Cabinets: $5,500
Installation (18 boxes × $125): $2,250
Total: $7,750

Step 3: Add Countertops

For a standard L-shaped or galley kitchen, assume:

Granite (white with gray veining): $1,500–$2,000
Quartz: $3,000–$4,500
Budget laminate: $800–$1,200

If you're flipping to a higher price point (over $400K), I'd go quartz. If you're flipping a townhouse under $250K, granite is fine.

One cheat code: black granite is the cheapest option — I've bought small countertops for as little as $400. It's not always the right aesthetic, but it's an option if the budget is tight.

Step 4: Appliances

I assume $2,000–$2,500 for a basic stainless appliance package:

Refrigerator
Range
Dishwasher
Microwave (if needed)

I buy during Black Friday or Memorial Day sales when possible. You can sometimes get a full package for $1,800.

Don't forget the range hood if the house doesn't have one — budget $200–$400 depending on style.

Step 5: Backsplash, Sink, and Hardware

These are small-ticket items, but they add up:

Backsplash (subway tile or peel-and-stick): $300–$600 installed
Sink and faucet: $200–$400
Cabinet hardware (pulls and knobs): $100–$200

Total for accessories: $600–$1,200

Total Kitchen Estimate (Standard Flip)

Here's what a full kitchen replacement looks like on a middle-market single-family flip in Chester County:

Cabinets + installation: $7,750
Granite countertops: $1,800
Appliances: $2,200
Backsplash, sink, hardware: $800
Total: $12,550

I round that up to $15,000 to cover variables, change orders, and the inevitable "oh we forgot the outlet covers."

If the budget allows, I go to $18,000 and upgrade to quartz and better appliances.

The Smartest Play: Paint the Cabinets Instead

Here's what I've learned after doing this a dozen times:

The flips where I make the most money are the ones where I don't replace the cabinets.

If the existing cabinets are structurally sound — doors open, boxes are square, no water damage — I'll:

Paint the cabinets ($1,200–$1,500)
Add new hardware ($150)
Install granite or quartz ($1,800)
Replace appliances ($2,200)
Add a simple backsplash ($400)

Total: $5,750

That's a $6,000–$10,000 savings compared to a full replacement — and buyers don't know the difference if the paint job is clean.

I just sold a house in [redacted neighborhood] where we did exactly this. The kitchen had maybe $4,000 into it, and it looked like a $15,000 remodel.

That's where the profit is.

FAQ: Pricing Kitchen Renovations on Flips

Q: Should I always replace the cabinets?
No. If the existing cabinets are solid wood, functionally sound, and the layout works, paint them and upgrade the counters and appliances. You'll save $6K–$10K and most buyers won't notice.

Q: What's the difference between granite and quartz?
Granite is natural stone, requires sealing, and is generally cheaper. Quartz is engineered, more durable, doesn't need sealing, and costs about double. For flips under $350K, granite is fine. Above that, quartz is expected.

Q: How do I find a cabinet vendor like Buy Like Builders?
Ask other investor-focused agents or contractors in your market. Most metros have at least one vendor who specializes in unassembled or builder-grade cabinets at wholesale pricing. Get references and walk a finished job before you commit.