Typical rehab costs in San Antonio

[Jeff C.]

Could any of you who regularly do rehabs in San Antonio share some of your costs for typical items? Like price per square foot to lay tile, LVP flooring, price per yard to lay carpet, price to hang interior doors, price per square foot of floor area for interior two tone paint, etc? 

I feel like I'm being quoted some "out of town investor special" pricing.. IE about 70% higher than it ought to be. I'm holding back on my purchases there a bit until I can find reliable and reasonably priced labor. For now that's the bottleneck in my San Antonio operation.

[Seth Teel]

@Jeff C.

*Crickets* from the peanut gallery on this one.  

We've spoken about this a few times, I don't think you can expect to compare Bakersfield pricing with San Antonio pricing.  Even the cost of materials is going to vary between the two locations.  No doubt I feel like you're getting an "Out of Towner" tax, but it's also a risk to the contractor and you both may need a little give and take on the first couple of projects.

Labor only, you're looking at $1 - $1.50 for flooring install weather tile or LVP.  It goes up for carpet if you use a "Carpet Installer" : $3.50 - $4.50 (ridiculous, right?).  

For doors, we usually see a charger per door.  I've seen as high as $50/door (pre-hung) installed.  Does not include trim (unless it comes with the door), and does not include door knob/lock install or paint.

For exterior paint: budget $0.75 - $1.50/sf for two colors + primer and some prep.  Add for heavy sanding and don't forget carpentry budget for siding replacement & patching.

For interior paint:  Budget $1.50+/sf for texture, prime, paint.  Extensive patching, lots of trim, and/or heavy sanding will drive this cost up as well.  

None of these prices are set in stone, just kinda a rule of I used to run numbers.  Rest assured, they only go UP from here.