When we bought our latest flip house, one of the first things we noticed was the carpet—it hadn’t been updated since the 1970s. We knew we’d need to budget for new flooring, but once we pulled back a corner and saw original hardwood underneath, we started researching the cost to pull up carpet and refinish hardwood floors. What we found surprised us: the price to refinish was either right in line with—or in some cases, even cheaper than—installing brand-new carpet. And when you factor in the value, durability, and overall look of hardwood, it became an easy choice for us.
We removed the old carpet, tack strips, and staples ourselves, which helped cut costs even more. Then we brought in a professional to handle the sanding and refinishing. For us, hardwood was the clear winner for both resale and rental value.
Cost to Pull Up Carpet and Refinish Hardwood Floors
Why We Chose to Refinish the Hardwood Floors
After pulling up a few corners of the old carpet, we called in a local professional to assess the condition of the hardwood underneath. He confirmed that while the floors needed some TLC, they were in great shape structurally and absolutely worth saving.
The cost to pull up carpet and refinish hardwood floors ended up being very close to the cost of installing brand-new carpet throughout the home. But when it comes to long-term value, resale appeal, and even short- or long-term rental potential, hardwood floors win every time.
Hardwood vs. Carpet in a Flip House
When you’re flipping a house or preparing it as a rental property, flooring matters. Here’s why we chose to restore the hardwood:
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Resale Value: Buyers love original hardwood. It adds warmth, character, and instantly makes a space feel higher-end.
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Rental Durability: Hardwood holds up better than carpet, especially in high-traffic areas. It’s also easier to clean and doesn’t trap allergens or odors.
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Aesthetic Appeal: Restored hardwood gives a timeless look that fits nearly every style of decor.
What It Actually Costs (and What You Can Expect)
How much will this really cost compared to new carpet? Here’s what we found after after getting floors done in a couple of our investments and also putting carpet down in investment properties that didn’t have hardwood floors. Note: In both scenarios, we always do all the prep (remove carpet, tack strips, etc.) on our own to save on that cost. It is easy to do and doesn’t take too long.
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Carpet Installation (Mid-Grade): On average, carpet costs between $3–$7 per square foot installed, depending on the type and padding. This is a rough estimate and has so many factors that can change this price both ways.
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Hardwood Floor Refinishing: We have been quoted anywhere from $4–$8 per square foot to refinish the original hardwood floors, including sanding, staining, and sealing.
In our case, I negotiated with our floor guy because we removed the carpet, tack strips, and staples ourselves, which saved him a lot of work. In return, he gave us a discount. Always negotiate in these projects. The worst they can say is “no”. We also didn’t have to pay for new flooring material—just the professional refinishing.
That made the cost of refinishing nearly the same (and in some areas, even cheaper) than installing new carpet.
Plus, we gained:
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Long-term durability.
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Better resale and rental value.
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A cleaner, more updated look.
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No lingering carpet odors or stains.
Pro Tip: Every contractor will quote differently, so we always recommend getting at least 2–3 estimates. Make sure you’re comparing apples to apples—some include staining and finish coats in the price, while others may charge extra.
What the Refinishing Process Looks Like
1. Hire a Pro You Trust
What to Ask When Hiring a Hardwood Floor Refinisher
Hiring the right professional is key to getting great results, especially when you’re flipping a house on a tight timeline. Here are some important questions to ask before you hire:
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Do you have recommendations from past clients?
Ask friends, family, or local real estate investors for referrals. That’s how we found our pro this time—our previous go-to refinisher didn’t do it anymore, so we trusted personal recommendations to find someone reliable. -
When can you start, and how long will the job take?
Timing is everything, especially during a flip. You’ll need to stay off the floors during certain parts of the process, which means you can’t work on other indoor projects. Knowing the schedule up front helps keep your overall renovation timeline on track. -
What’s included in your quote?
Make sure their estimate includes sanding, staining, finish coats, and any prep or patching that might be needed. -
Will you handle cleanup and dust containment?
Sanding floors creates a lot of dust. Ask if they use dustless sanding systems or how they handle cleanup afterward. -
Can you match or blend repairs with the existing wood?
If there are damaged spots, missing boards, or different types of wood in various rooms, make sure that they can make everything look cohesive. -
Do you offer finish options (matte, satin, gloss)?
Choose the sheen that works best for your target buyer or renter.
2. Expect Some Dust + Downtime
While the pros worked on the floors, we shifted our focus to the outside projects. You can’t walk on freshly finished floors for a few days, so we planned accordingly.
3. What the Refinishing Process Looks Like
Every hardwood floor refinishing project is a little different, and the timeline can vary depending on several factors. The size of the space, the condition of the floors, whether you’re hiring a large crew or a solo contractor, and if you’re handling the carpet removal and staple cleanup yourself—all of these can impact how long the job takes from start to finish.
In general, the process includes removing any old flooring or debris, sanding the wood to remove the old finish and smooth out imperfections, applying stain (if desired), and sealing with multiple coats of protective finish. You’ll also need to plan for drying and curing time, during which you’ll need to stay off the floors. That downtime can affect what other projects you’re able to work on inside the house, so it’s important to factor that into your overall renovation timeline.
4. The Parquet Surprise
The kitchen still had the original parquet floors, and thankfully, our refinisher said they were salvageable! He sanded and sealed those, too, saving us from needing all-new flooring in that space. We love it when character and budget-saving collide.
Final Thoughts on the Cost to Pull Up Carpet and Refinish Hardwood Floors
If you’re tackling a flip or updating an older rental, don’t underestimate the power of what’s already under your feet. The cost to pull up carpet and refinish hardwood floors may not be drastically different from installing all-new carpet, but the long-term benefits are hard to beat.
We’re so glad we chose to invest in what was already there. It added instant charm, boosted the value of the home, and gave us something solid and beautiful to show off in the final reveal.
Have questions about the process? Drop them below—I’m happy to share more about our experience!
Make sure you are following along with my YouTube channel where I am launching new videos of this project and many more every week! Find my channel HERE.
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