A whole-house remodel in the Vancouver and Portland area typically costs $85,000–$140,000 at the low end, for an Essential-level refresh of a 1,500–2,500 sq ft home, and $625,000–$1.1 million at the top, for a Luxury-level remodel of a home over 3,500 sq ft. Those are JDI's 2026 design-build calculator ranges, covering labor, permits and materials. Where your project lands depends on the size of the house, the finish level, how much of the layout changes, and add-ons such as an addition or new HVAC.
Whole-house remodel cost ranges by home size and finish level
These are the ranges from JDI's whole-home cost calculator, based on 2026 Portland and Vancouver pricing for design-build projects.
| Home size and typical scope | Essential | Signature | Luxury |
|---|---|---|---|
| Standard refresh: 1,500–2,500 sq ft, kitchen, 1–2 baths and living areas | $85k–$140k | $140k–$240k | $240k–$420k |
| Mid-sized home: 2,500–3,500 sq ft, kitchen, 2–3 baths and living areas | $135k–$215k | $215k–$365k | $365k–$620k |
| Large home: 3,500+ sq ft, kitchen, 3+ baths and major reconfiguration | $215k–$365k | $365k–$625k | $625k–$1.1M |
What the three finish levels mean:
- Essential: updated layout, mid-grade materials, standard cabinetry.
- Signature: custom-built cabinetry, premium quartz and tile, name-brand fixtures.
- Luxury: fully custom millwork, high-end stone, luxury appliances and designer finishes.
Common add-ons
Many whole-house projects include one or more of these. Each is a separate range added to the base project.
| Add-on | Typical range |
|---|---|
| Open up walls / new floor plan | $15k–$42k |
| Room addition (any size) | $60k–$180k |
| Sitewide flooring replacement | $16k–$38k |
| Sitewide window replacement | $18k–$48k |
| New HVAC system | $10k–$24k |
| Smart-home wiring and fixtures | $5k–$18k |
What the range includes
The calculator ranges reflect design-build pricing that includes labor, permits, cabinetry, counters, tile, flooring, electrical, plumbing, HVAC rough-ins and finished materials. Design is part of the process: JDI provides 3D design free when you schedule a bid. Plumbing work is done by separate licensed plumbing contractors and electrical work by licensed electrical contractors, coordinated under one contract.
A range is a budgeting tool, not a bid. The firm number comes after JDI has seen the house.
What moves a project up or down a tier
Finish selections
The tier descriptions start with cabinetry for a reason: standard cabinet lines, custom-built cabinets and fully custom millwork sit in different tiers, and stone, tile, fixtures and appliances follow the same pattern.
How much of the layout changes
Keeping kitchens and bathrooms where they are keeps plumbing runs short. Moving them, or opening a wall, adds framing, beams, engineering and rerouted plumbing, electrical and ductwork. That is why "open up walls / new floor plan" is its own add-on.
The age and condition of the house
About 40 percent of Vancouver's housing was built before 1980, according to Census Bureau estimates for 2020–2024. Older houses bring costs newer ones don't:
- Lead paint in pre-1978 homes requires a certified firm and lead-safe containment.
- Asbestos. Clark County's air agency rule, SWCAA 476 (effective March 22, 2026), requires suspect materials to be treated as asbestos or surveyed by an accredited inspector before renovation. Removal, if needed, is specialized work.
- Wiring. Homes wired between 1965 and the mid-1970s may have aluminum branch circuits that need repair by a qualified electrician.
- Insulation. When exterior walls are opened, Washington's energy code requires the exposed cavities to be filled with insulation: at least R-15 in 2x4 walls and R-21 in 2x6 walls. Replacement windows must meet a U-factor of 0.30 or lower.
- Hidden damage such as old leaks under bathrooms, which only shows up once floors are open.
Systems you replace while the walls are open
A new electrical panel, new HVAC or sitewide windows add cost, but they are simpler to do while the walls and floors are already open than after the remodel is finished.
Sales tax on a whole-house remodel
In Washington, remodeling for a homeowner is a retail sale, and the contractor collects sales tax on the full contract price, labor included (WAC 458-20-170). The rates for the fourth quarter of 2026, unchanged since April 1, 2026:
- City of Vancouver: 8.9%
- Unincorporated Clark County: 8.0%, or 8.7% inside the public transportation benefit area
As an illustration, 8.9% on a Signature-level standard refresh in the $140,000–$240,000 range comes to $12,460–$21,360. Rates change quarterly, and the right one depends on the exact address, so check the Department of Revenue's rate pages and lookup tool. L&I recommends that your contract state the price including sales tax, so ask how any quote you compare shows it. Our sales tax on remodeling guide goes deeper, and for anything specific to your situation, ask your tax adviser.
Permits
Permits are inside the calculator ranges, but it helps to know how they are priced. In Vancouver city limits, building permit and plan review fees are based on the city's valuation of the work, which the building official sets from national averages, not on your contract price. When a permit covers more than one code, such as building, plumbing and mechanical together, the city charges 1.6 times the base building fee, plus plan review, a technology fee and an issuance fee. The current fees are on the city's building permit fee page, which also has a fee quote form; the city's fees rise each January 1.
Outside city limits, Clark County issues building permits and L&I issues electrical permits.
Property taxes after the remodel
Washington's home improvement exemption can exempt the added value of a remodel from property tax for three assessment years, up to 30 percent of the value of the original structure. It can be claimed once in five years, and repairs and maintenance don't qualify. The Clark County Assessor requires the application before construction is completed and asks for the building permit number, so file early. Our property tax and remodeling guide has the details.
Phasing: what it adds
A whole-house remodel can be split into phases, often the kitchen and primary bath first, then an addition or the secondary bathrooms. Phasing lets you move into finished rooms sooner and spread the cost, but it adds about 5–10% over a single continuous build. On a project in the $140,000–$240,000 range, that is roughly $7,000–$24,000.
Time on site matters for planning too. JDI's standard refreshes typically run 4–7 months on site after design and permits, and mid-sized and large homes with additions run 7–14 months.
Financing
JDI offers financing through Lend Home Improvements and Medallion Bank, subject to credit approval. Many homeowners also look at borrowing against their home. The Consumer Financial Protection Bureau describes the main options: a home equity line of credit lets you borrow against your equity as needed, a home equity loan pays a lump sum repaid in regular payments, and a cash-out refinance replaces your mortgage with a larger one. Compare the terms with your lender before you sign the remodeling contract.
How to get a firm quote
- Use the calculator to set a budget range.
- Schedule a free in-home visit. JDI measures the house and talks through scope, materials and timeline.
- Review the preliminary design.
- Receive a firm written quote, typically 2–3 weeks after the visit.
Frequently asked questions
Is the calculator number a quote?
No. It is a budgeting range based on 2026 Portland and Vancouver pricing. JDI quotes firm in writing after a free in-home visit and preliminary design.
Does sales tax apply to labor on a remodel?
Yes. In Washington the contractor collects retail sales tax on the full contract price, labor included. In Vancouver city limits the rate is 8.9% for the fourth quarter of 2026.
How much does phasing add?
About 5–10% compared with doing the whole project in one continuous build.
Will a whole-house remodel raise my property taxes?
If the remodel adds value, your assessment can rise. Washington's three-year exemption can shelter part of that added value if you apply with the Assessor before the work is completed. Ask your tax adviser about your situation.
Rules, rates and fees change; confirm current figures with the City of Vancouver, Clark County and the Department of Revenue before you budget.
How JDI can help
JDI Construction has designed and built whole-house remodels across Clark County and the Portland metro since 2007, with a 5-year written workmanship warranty on every project. To turn a range into a firm number, schedule a free in-home consultation for your whole-house remodel.
Keep going: Whole-house remodeling in Vancouver · Estimate your cost · Completed projects · How a JDI project runs · Client reviews
