Homeowners in the DFW luxury corridor — Southlake, Keller, Westlake, Colleyville, Trophy Club, Flower Mound — deserve real cost information before they call a builder. This is what we’ve built at Swanson Renovations since 2007, updated for 2026. Real cost bands. Real drivers. What we’ve actually seen recent projects come in at.
The numbers below are our current working bands as of Q3 2026. They will shift over time as material costs, labor rates, and design expectations move. We update this document annually.
Kitchen remodels — by scope.
Refresh (surface-level).
Countertops, appliances, hardware, paint, backsplash. Cabinetry stays. Layout stays. Common when the kitchen is 5-8 years old, the cabinetry is still in good condition, and you want to update the finish palette without full reconstruction.
Cost range: $65,000-$120,000
Standard remodel.
Full demo. New cabinetry (semi-custom Wood-Mode or Plain & Fancy). New countertops (natural stone or premium engineered). New appliances (Wolf/Sub-Zero package). New tile. New lighting. Layout unchanged or minor adjustments.
Cost range: $185,000-$300,000
Structural remodel.
Full demo plus load-bearing wall removal (opening the kitchen to the family room), typical for 2000-2010 Vaquero, Carillon, Bridlewood, and Estates of Bransford builds. Adds structural work: $25-55K. Otherwise same scope as standard.
Cost range: $245,000-$385,000
Whole-floor open.
Kitchen + family room + breakfast + often butler’s pantry reworked together as one coordinated scope. Multiple structural changes. Coordinated finishes across all rooms. Common in whole-home renovations.
Cost range: $325,000-$650,000
City variance for kitchens.
Same scope, different city: Southlake +8-12%, Westlake +10-15%, Colleyville baseline, Keller -5-10%, Trophy Club baseline, Flower Mound -5-10%. The Southlake premium is real and reflects both higher finish-tier expectations and more thorough ARB requirements for scopes that touch exteriors.
Bathroom remodels — by scope.
Guest / secondary bath refresh.
Vanity replacement, tile refresh, fixture upgrade, lighting update. Layout stays. Common when the bath is 8-12 years old and functional but dated.
Cost range: $25,000-$55,000
Guest / secondary bath full remodel.
Full demo, new tile top-to-bottom, new vanity in furniture-style millwork, new fixtures, new lighting design. Sometimes minor layout adjustments.
Cost range: $45,000-$85,000
Primary bath refresh.
Existing footprint stays. Shower rebuild, tub removal (if not used), vanity replacement, tile refresh, lighting redesign.
Cost range: $95,000-$165,000
Spa-grade primary bath.
Full-scope rework with steam shower, freestanding tub, custom vanity millwork, heated stone floors, integrated closet system, sometimes a coffee station.
Cost range: $165,000-$245,000
Primary suite (bath + closet + bedroom coordinated).
Coordinated rework of the entire suite as a single scope.
Cost range: $250,000-$385,000
City variance for baths.
Southlake and Westlake +10-15% on the same-footprint scope; other cities baseline. The variance reflects higher-tier stone selection (Calacatta marble vs quartz) and higher-tier fixture spec (Waterworks vs Newport Brass).
Primary suite additions — by scope and city.
Detailed treatment in the Southlake Primary Suite Addition guide. Summary bands here.
| Scope | Southlake | Keller | Westlake | Colleyville | Trophy Club | Flower Mound |
|---|---|---|---|---|---|---|
| Compact (400-500 sq ft) | $290-370K | $250-325K | $305-390K | $270-345K | $260-330K | $260-330K |
| Standard (500-600 sq ft) | $365-450K | $325-410K | $385-475K | $345-430K | $335-420K | $335-420K |
| Generous (600-750 sq ft) | $440-525K | $400-485K | $465-550K | $420-505K | $410-495K | $410-495K |
The variance across cities reflects: Westlake’s ARB thoroughness (adds design + submission cycle time = 6-12% on total budget), Southlake’s Vaquero/Carillon complexity (slightly higher foundation and roofline work), Keller and Colleyville’s slightly more forgiving ARB timelines, and Flower Mound’s lower baseline finish-tier expectation.
Second-story additions — by scope.
Larger scope than primary suite. Adds 700-1,200 sq ft. Common configurations: new primary suite + bonus room, or two bedrooms + bath. Requires structural engineering of first-floor bearing walls.
Cost range: $425,000-$700,000 across DFW luxury corridor. Timeline: 22-32 weeks active construction. Pre-construction: 12-16 weeks including ARB review (almost always required).
City variance: Westlake +12-18%, Southlake +10-15%, others baseline.
Whole-home renovations — by scope and city.
The “right bones, dated interiors” project.
2000-2010 build with the walled-off kitchen, corner-whirlpool primary bath, knotty-oak floors, Tuscan-heavy millwork. Renovation opens floor plan, refines primary suite, replaces finishes throughout.
Cost range: $725,000-$1,200,000
The “we love the house, we’re staying forever” project.
Larger scope. Kitchen + primary suite + every secondary bath + laundry/mudroom + often coordinated outdoor living. Spa-grade finishes.
Cost range: $1,100,000-$1,800,000
The “addition + renovation combined” project.
Addition (primary suite, second-story, or casita) plus renovation of existing rooms.
Cost range: $1,500,000-$3,000,000
The masterpiece whole-home.
Coordinated whole-home with substantial outdoor living, pool house or casita, extensive custom millwork, upper-tier finishes throughout.
Cost range: $2,500,000-$3,500,000+
City variance for whole-home.
Southlake and Westlake project bases are typically 10-15% above Keller/Colleyville equivalent scopes, driven by both HOA complexity (Vaquero and Westlake ARB thoroughness) and higher-tier finish expectations.
Outdoor living additions.
Covered patio + outdoor kitchen + fireplace + lighting + heating.
Cost range: $145,000-$285,000 for the covered structure + kitchen + fireplace. $185,000-$385,000 when scope includes pool-house pavilion. $300,000-$650,000 for full pool-house with bath, kitchenette, and interior finish-grade.
Timeline: 14-22 weeks (14 for the outdoor patio, up to 22 for pool house).
Additional cost drivers to know.
Beyond scope size, these decisions move budgets more than any others.
Stone selection. Calacatta marble runs 2-3× the cost of quality engineered quartz on the same footprint. Taj Mahal quartzite is between them. Your interior designer drives the spec; Chad flags the maintenance implications.
Cabinetry tier. Custom local millwork vs Wood-Mode/Plain & Fancy vs semi-custom vs big-box. The tier below custom-local shows its quality gap over 3-5 years.
Plumbing fixture tier. Waterworks/Kallista vs Newport Brass/Rohl vs Delta/Kohler upper commercial. The tier gap is meaningful in the hand and in longevity against local water chemistry.
Lighting tier. Cosmetic-grade CRI 90+ 2700K vanity lighting matters more than any other lighting decision in a primary bath. Visual Comfort or Apparatus fixtures vs generic recessed can visibly change how the bathroom feels.
Foundation complexity. Flat lot vs sloped lot vs pier-and-beam requirement. Can move a primary suite addition budget by $30-95K.
ARB submission cycles. Vaquero and Westlake averaging 4-6 weeks per cycle, sometimes requiring 2-3 cycles. Adds 4-12 weeks to timeline but usually doesn’t move the total budget significantly.
How to use this benchmark.
These bands are working ranges. Your project might land at the low end, the high end, or above the published range depending on scope specifics, finish tier, and site complexity. What they’re useful for:
-
Sanity-check any bid you receive. If a bid comes in significantly below the low end of the range for your scope, something is likely wrong — either the scope is understated in the proposal, or the contractor is underpricing to win the job and will make it up in change orders.
-
Budget planning before you call anyone. Set aside the middle of the appropriate band as your working budget. Adjust up or down after design.
-
Understand where your money goes. The scope-tier bands make clear that a 20-30% budget delta usually equals a tier of finish quality or a foundation-complexity change, not a builder margin difference.
-
Compare across cities honestly. The city variance is real. If you’re comparing bids across Southlake vs Keller vs Flower Mound builders, adjust for the local expectation before comparing directly.
Ready to talk about your project?
Talk to Chad about your project — sixty to ninety minutes in your home, free, no pitch. Bring your interior designer if you have one; we’ll introduce you to designers we trust if you don’t. Chad walks the space, hears where you want to end up, and gives you a real budget band and a real timeline for your scope in your neighborhood.
