How Much Does It Cost to Remodel a House in Middle Tennessee?
September 12, 2026
A whole-house remodel in Middle Tennessee generally costs $75 to $250 per square foot, which puts a 2,000 square foot house somewhere between $150,000 and $500,000 depending on how deep you go. Cosmetic work across a whole house — paint, flooring, lighting, fixtures — can be done for $30 to $60 per square foot.
About these numbers: the ranges below are typical estimates for Middle Tennessee based on common job sizes and materials. They are not quotes. Your real price depends on your home, access, materials and the contractor you hire — always get two or three written estimates.
Cost by level of remodel
| Level | What it covers | Cost per sq ft | 2,000 sq ft house |
|---|---|---|---|
| Cosmetic refresh | Paint, flooring, lighting, hardware, minor fixtures | $30 – $60 | $60,000 – $120,000 |
| Mid-range remodel | Kitchen, baths, flooring, paint, some electrical and plumbing | $85 – $150 | $170,000 – $300,000 |
| Full gut renovation | Down to studs, new systems, new layout, new everything | $150 – $250 | $300,000 – $500,000 |
| Gut plus addition | All of the above with new square footage | $200 – $325 | $400,000+ |
What drives whole-house cost
- Systems age. Knob-and-tube or aluminum wiring, galvanized plumbing, an old panel, or a failing HVAC system are all six-figure-adjacent items on a large house.
- Layout changes. Every wall you move brings framing, structural review, electrical, HVAC and drywall with it.
- Kitchens and baths. They carry most of the cost per square foot in any remodel.
- Windows and exterior. Full window replacement, siding, or a new roof are large standalone numbers.
- Foundation and moisture. Crawlspace encapsulation, drainage, and foundation repair are unglamorous and non-negotiable when needed.
- Historic districts. Nashville and several nearby towns have review requirements that affect materials and timelines.
Plan the budget in this order
1. Structure, roof, drainage. Keep water out first. 2. Systems. Electrical, plumbing, HVAC — anything inside walls that you don't want to reopen later. 3. Layout and windows. The bones of how the house lives. 4. Kitchens and baths. 5. Finishes. Flooring, paint, trim, lighting. 6. Contingency. Hold 15 to 20% on an older home. Not optional.
How to hire for a project this size
For anything beyond cosmetic, hire a general contractor and get a detailed scope of work with allowances spelled out line by line. Ask for three references on projects of similar size and actually call them. Check that the payment schedule ties to completed milestones, not to the calendar, and never pay a large deposit for work that hasn't been scheduled.
Common questions
How long does a whole-house remodel take?
A mid-range remodel commonly runs 4 to 8 months; a full gut renovation 8 to 14 months including design and permitting. Additions add more.
Can we live in the house during the remodel?
Sometimes in a phased cosmetic remodel. Rarely in a gut renovation — the utilities go down and the dust is constant. Budget for temporary housing if it's a gut.
Is remodeling cheaper than building new?
Often yes per square foot, and you keep the lot and the neighborhood. But a badly deteriorated house can cost more to fix than to replace.
What returns the most at resale?
Kitchens, baths, and anything that fixes a functional problem — an awkward layout, a bad roof, a wet crawlspace. Highly personal finishes return the least.
Do I need an architect?
For structural changes, additions, or a full gut, yes. For a cosmetic remodel, a good contractor and a designer are usually enough.
Find a remodeler near you
Browse home remodeling companies, general contractors, and custom home builders in Middle Tennessee, or start with Nashville, Franklin, Murfreesboro, or see all service areas.
Find a pro
Need a licensed home remodeling company in Middle Tennessee? Browse home remodeling companies in the directory — free, no sign-up, no paid rankings.
Need a pro for this?
Browse Middle Tennessee contractors by job type or town — free, no sign-up.