A whole-home renovation is the most efficient way to bring a Chicagoland fixer-upper or long-untouched home to current standards. By coordinating every trade in one phased project, you save 25-40% versus doing it piecemeal over 8-10 years, eliminate the disruption of multiple project starts, and unlock unified design choices that would be impossible doing one room at a time. Our pricing reflects 14 whole-home projects completed in the last 36 months across all three Chicagoland regions.
Typical range
$80,000 – $400,000+
Average cost
$160,000
Resale ROI
50-85%
Whole-home cost varies more than any other project type — primarily based on the systems that need replacement. A 1985 home with modern electrical, copper plumbing, and recent windows might run $80-$100/sf for full cosmetic renovation. A 1929 home with knob-and-tube wiring, galvanized supply lines, single-pane windows, and a 1960 furnace easily reaches $180-$250/sf because every system needs to be addressed before the cosmetic work happens.
Tier 01
$80,000 – $130,000
Recently-purchased home in sound mechanical shape. Refresh kitchen + 2 baths + paint + flooring throughout + minor updates. No structural or systems work.
Tier 02
$130,000 – $250,000
Updating a 1970s-1990s home requiring some systems work. Full kitchen + 2-3 baths + select window replacement + electrical panel upgrade + flooring throughout.
Tier 03
$250,000 – $400,000+
Historic or long-untouched home — everything new from studs out. All systems replaced, layout changes allowed, custom finishes throughout. North Shore Tier-1 standard for buyers of 1900-1950 homes.
| Cost factor | Budget impact |
|---|---|
| Home age | Pre-1950: expect $50K-$80K in systems updates before cosmetic work. 1950-1980: $20K-$40K. 1980-2000: minor updates. 2000+: typically cosmetic only. |
| Square footage | Typical Chicagoland renovation runs $80-$200/sf. A 1,800 sf bungalow vs 4,000 sf colonial may have similar bath/kitchen count but very different paint and flooring scope. |
| Mechanical systems status | Knob-and-tube wiring: $15-$35K to replace. Galvanized/polybutylene plumbing: $8-$20K. Original furnace: $6-$12K. Single-pane windows: $800-$1,800 each. |
| Number of bathrooms | Each full bath adds $20-$45K. Each half-bath $12-$20K. Bathrooms are the single largest cost-multiplier in whole-home work. |
| Hazmat abatement | Asbestos (pre-1980 vinyl flooring, pipe insulation, ceiling tiles): $5-$25K. Lead paint (pre-1978): testing $400 + abatement $8-$30K if positive. |
| Structural changes | Removing load-bearing wall: $5-$15K with engineer drawings. Adding bath where none existed: $30-$50K for new plumbing + framing. |
Whole-home renovation ROI varies wildly. Light surface refresh: 70-85% at resale. Mid-range with systems updates: 60-75%. Full gut on a historic home: 50-65% financial ROI but creates a turnkey home that sells faster and at premium per square foot. In Tier-1 markets (Wilmette, Winnetka, Glencoe) full gut renovations often achieve top-of-market sale prices that wouldn't be possible without them.
Typical ROI
50-85%
of project cost recouped at resale (Chicagoland metro)
Whole-home renovations require permits for electrical, plumbing, mechanical, and any structural changes. Chicago city projects require comprehensive ProjectDox submissions. North Shore Tier-1 communities (Winnetka, Lake Forest) require architectural review for exterior changes. Total permit fees: $1,500-$6,000 depending on scope. CrestLine handles all permitting as part of project coordination.
CrestLine handles every permit and inspection as part of every project — included in the fixed-price proposal, no separate billing.
From a leaky faucet fix to a full kitchen remodel — get a free, no-obligation estimate from Chicagoland’s trusted home improvement team. Licensed, bonded & $2M insured.
