Light turn
Under $2K
Small turns start around $400
Touch-up paint, cleaning, minor repairs, hardware and fixture swaps.
Pricing
What rental turns and rehabs cost in DFW.
Real ranges from our own jobs, plus a sample turn priced line by line. Walkthroughs are free, and your scope is the real number.
- Free walkthroughs
- Line-item scopes
- Ranges from photos
Typical price ranges
Standard turn
$2K–$7.5K
Interior paint, flooring sections, fixtures, drywall and general repairs.
High turn
$7.5K–$25K
Full paint, full flooring, kitchen and bath refresh, larger repairs.
Rehab
$25K–$200K+
Full interiors, kitchens and baths, systems, roof and foundation coordination.
Investor rehabs: most run $30K–$150K, 4–8 weeks →Ranges are typical of our recent jobs, not quotes. Size, condition and finish level move the number.
A sample turn, line by line
This is what a scope from us looks like.
A 1,017 sq ft rental turn in Crandall, Sept 2026. Fourteen small items, each priced on its own line, each photographed when it was done.
Prices shown are sample prices. Your scope is priced for your property.
Most turns are like this: lots of small fixes, nothing hidden in a lump sum. The bathroom from this turn is on our homepage.
Sample prices · Rental turn · 1,017 sq ft
| Line item | Price |
|---|---|
| Final clean, whole house, inside and out | $163.74 |
| Fridge water filter | $75.92 |
| Yard cleanup and trim | $69.00 |
| Trash bins cleaned and sanitized | $69.00 |
| New front door knob and deadbolt | $62.48 |
| Walls, doors and trim wiped, 4 rooms | $62.03 |
| Paint touch-up, marked spots, color matched | $36.42 |
| New caulk around a toilet | $19.48 |
| Two loose door knobs tightened | $11.50 |
| Dryer vent cleaned | $11.50 |
| Microwave bulb | $6.79 |
| Loose towel bar tightened | $5.75 |
| Hinge pin bent so a door stops swinging shut | $5.75 |
| Missing door stop | $3.06 |
| Approved scope | $602.42 |
| Change order: spot-prime and repaint walls, doors and trim | $543.06 |
| Total | $1,145.48 |
What moves the price
Six things that decide your number.
Square footage
Cleaning, paint and flooring are priced by the room or the square foot, so a 2,400 sq ft home costs more than a 1,000 sq ft one.
Condition at move-out
Pet damage, smoke, heavy wall damage and missing fixtures move a light turn into a standard or high turn.
Paint: touch-up or full
Touching up marked spots costs a fraction of a full repaint. We tell you which one the home actually needs.
Flooring
A few planks or one room of LVP is very different from flooring the whole house.
Finish level
Rental-grade or resale-grade. We match finishes to your exit: rent, refinance or sell.
Bigger systems
Roof, foundation, HVAC, plumbing and electrical items get their own priced lines, never buried in a lump sum.
How we price
No lump sums. No surprise lines.
- 1
Free walkthrough
Send photos and we can give you a range. Your firm, line-item price comes after we walk the property.
- 2
You get a line-item scope
Every item priced on its own line, like the turn above. You approve exactly what gets done.
- 3
Changes get their own line
If we find something mid-job, it is priced in writing with photos for your approval.
- 4
You see every line finished
Each line gets a completion photo, and the report shows what was done and what is still open.
Running a flip or BRRRR? See investor rehab pricing and lender draws.
Pricing FAQ
Straight answers on cost.
Still unsure? Text (682) 499-2969. A real person answers.
How much does a rental turn cost in Dallas–Fort Worth?
Light turns usually run under $2,000 and start around $400. Standard turns run $2,000 to $7,500, and high turns run $7,500 to $25,000. Your line-item scope after the walkthrough is the real number.
What is the difference between a light turn, a high turn and a rehab?
A light turn is cleaning, touch-up paint and small repairs. A standard turn adds full rooms of paint, flooring sections and fixtures. A high turn adds full paint, full flooring and kitchen or bath refreshes. A rehab is a gut or near-gut renovation, usually for a flip, BRRRR or a home going into a rental program.
How much does an investor rehab cost?
Most of our investor rehabs run $30K–$150K and take 4–8 weeks. Size, condition and finish level move the number.
Do you charge for the walkthrough and scope?
No. Walkthroughs and scopes are free. The one exception: if you only want a scope on an investor rehab and are not hiring us for the work, it is $1,000.
Can you quote from photos?
We can give you a price range from photos. A firm, line-item price comes after we walk the property.
Do you price line by line or as one lump sum?
Line by line. Every item has its own price, and you approve the lines you want done.
What if you find more work once the job starts?
It goes on its own line as a change order, priced in writing with photos, for your approval.
Get your real number