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Property Refresh Budget Calculator
Between full renovations, a 'refresh' at turn preserves rent and reduces days-to-lease without heavy spend. Typical scope: full paint, new blinds, updated hardware, cleaned or replaced fixtures, deep clean, and minor repairs. This calculator budgets each piece.
Total refresh budget
$3,196
Cost per sqft
$3.36
Subtotal before contingency
$2,905
Contingency
$291
How the math works
Full refresh at ~$3,150 incl 10% contingency = $3.32/sqft on a 950 sqft unit. Compared to full renovation at $25-$50/sqft, refresh is 7-15x cheaper and captures 80% of the visible upgrade.
Refresh every turn + deeper renovation every 3-4 turns maintains rent and condition. Skip refresh 2 turns in a row and you'll lose 3-5% rent plus longer days-to-lease.
How to Use
- Enter scope costs for each refresh category.
- See total refresh budget and per-sqft cost.
Frequently Asked Questions
When does refresh vs renovation win?
Refresh ($1,500-$4,000): every turn, preserves rent. Renovation ($8K-$25K+): every 4-6 turns, supports rent lift. Refresh is the default maintenance mode; full renovation is punctuated upgrade.
What's the fastest ROI in refresh?
Paint (90%+ of perceived freshness) and updated hardware (doorknobs, cabinet pulls, light fixtures) — cheap to do, visible to everyone. Swap basic Home Depot chrome for matte black — $200 + 2 hours, looks modern and current.
Skip deep clean or outsource?
Outsource. Professional deep clean ($350-$600) for 1-2BR beats DIY both on quality and hours. Include carpet cleaning — even if you're keeping old carpet, a shampoo makes it look 2 years newer.
Do fixtures really move rent?
Not directly, but they move days-to-lease. Photos with dated fixtures filter out young renters in 2026. Pay $300-$500 for light updates across bath + kitchen fixtures; photos look 2020+ instead of 2015.
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