Hamptons Home Renovation Costs: Budget Planning Guide
Dreaming of a Hamptons home but worried about the cost? Don’t let the price tag scare you off. This guide helps you tackle Hamptons home renovation costs head-on. We’ll break down the numbers, offer expert tips, and guide you to creating your dream Hamptons escape without breaking the bank.
The Hamptons: a symbol of luxury and leisure. But behind the glamorous facade lies the reality of homeownership, including the challenges of renovation. If you’re dreaming of transforming a Hamptons house into your personal oasis, understanding the costs is crucial. We’ve done the research to help you navigate the complexities of Hamptons home renovation budgets.
Sweeten simplifies the Hamptons renovation process. Our cost guides break down expenses by square foot, kitchen, bathroom, and permits. Plus, we connect you with top-rated contractors, offering expert advice and support every step of the way—free of charge.
Here’s a breakdown of typical Hamptons renovation costs, compiled from Sweeten renovations and Remodeling’s Cost vs. Value report.
- Full home renovation: Starting at $100 per square foot (psf) with stock materials; high-end properties start at $250+ psf
- Budget kitchen remodel: $25,000 for under 100 square feet
- Mid-grade kitchen remodel: $40,000—$75,000
- High-end kitchen remodel: $75,000+
- Budget bath remodel: $20,000
- Mid-grade bath remodel: $25,000—$40,000
- High-end bath remodel: $40,000—$100,000
- Basement remodel: $25,000—$100,000
To be clear: when referring to the Hamptons, we are talking about the Town of Southampton and the Town of East Hampton, which both comprise many hamlets and villages. Hamlets such as Westhampton, East Quogue, or Hampton Bays lie within the boundaries of the town of Southampton. The villages of Amagansett and East Hampton are within the administrative boundaries of the town of East Hampton. So, any building permits filed will be with the offices of Southampton or East Hampton.
There is a season for everything, but especially in the Hamptons. Usually, there is a big push before summer so that everyone can enjoy their homes before the summer is out, and everyone is very busy. If possible, start your design process in the fall and do the work in the winter.
Hamptons home renovation costs per square foot
According to experts who work in both New York City and the Hamptons, the consensus is that costs per square foot are essentially the same in both locales. As we point out in our cost guide to Westchester County, proximity to Manhattan dictates both the buyer demographic as well as real estate values. This, in turn, is reflected in the cost of renovations. As Sweeten contractor Eric points out, however, there are subtle differences between the villages and hamlets, with East Hampton being the priciest. Sweeten sees projects starting at $100 per square foot with stock materials and high-end properties at $250+ psf. Sweeten brings homeowners an exceptional renovation experience by personally matching trusted general contractors to your project, while offering expert guidance and support—at no cost to you. Renovate to live, Sweeten to thrive!
While renovation costs per square foot will vary depending on whether it is a gut or non-gut, and the level of finishes and custom features you require, Eric tells us that there is a starting point of $150 psf for renovations with stock materials. Luxury waterfront properties, however, start at $500 psf for high-end renovations and can exceed $1,000 depending on complexity and finishes. (See Budget Basics: Renovation Costs Per Square Foot, where we outline three levels of renovation.)
Additionally, cost increases over the past year have also pushed baseline budgets upwards: the price of fuel has gone up, as has general liability insurance, said Sweeten contractor Eric. “Building materials are also up from last year because of supply and demand; everyone is renovating! And when homeowners are renovating, the cost for electricians and plumbers and other subs increase, because they can pick and choose between the most profitable jobs. They will charge more now for smaller jobs like a single kitchen or bath.”
Costs for a kitchen renovation
- Budget kitchen: Most budget-friendly Sweeten kitchen remodels average $25,000 for under 100 square feet with basic finishes from retailers such as Home Depot.
- Mid-grade kitchen: Most Sweeten mid-grade can fall between $40,000—$75,000. In Sweeten contractor John’s experience, he cites a mid-grade kitchen could average in the $75,000 range. Ariel Okin, an interior designer who works in the Hamptons, tells us: “Kitchen gut renovations can range from $40,000—$150,000 depending on the level of work the client wants, and the same goes for baths. Square footage, scope of work, and estimated amount of time it will take to complete the job are all major considerations that go into pricing out the project.”
- High-end kitchen: At Sweeten, we’ve seen projects cost start at $75,000 for high-end finishes. According to Remodeling’s Cost vs. Value Report, a major high-end kitchen remodel averages $178,347 in New York.
This is based on a 200-square-foot kitchen with top-of-the-line custom cabinets, stone countertops, imported tile backsplash, built-in refrigerator, microwave, commercial-grade cooktop, and vent hood, as well as all new lighting and wood floors.
Sweeten contractor John estimates that a high-end kitchen in the Hamptons will start at $150,000 and up.
Costs for a bathroom renovation
- Budget bathroom remodel: At Sweeten, we’ve seen projects begin at $20,000. John quotes a three-piece (shower, sink, and toilet) project to average out to about $35,000 for a 5’ x 8’ space with budget-friendly finishes.
- Mid-grade bathroom remodel: Sweeten has completed bathroom renovations between $25,000—$40,000 in the mid-range that covers about 100 square feet. Cost vs. Value Report cites an average of $29,915 for a mid-grade bath remodel.
- High-end bathroom remodel: At the high-end range, Sweeten renovations that consist of three-pieces can cost between $40,000—$60,000. A high-end master suite remodel consisting of 4-5 pieces including a shower, double sink, bathtub, and toilet costs between $60,000—$100,000. According to Remodeling’s Cost vs. Value Report, a high-end bathroom remodel averages $88,223 in New York. This is based on expanding an existing 35-square-foot bathroom to 100 square feet, relocating all fixtures, and installing a new shower with a frameless glass enclosure, freestanding soaker tub with high-end faucets, stone counters with dual sinks, one-piece toilet, and a humidistat-controlled exhaust fan.
Sweeten contractor John estimates that a high-end master bath renovation would run about $100,000 on average.
Costs for a basement renovation
At Sweeten, we’ve seen basement remodels budgeted at $100—$150 psf or $25,000 for a simple coat of paint. A gut renovation would cost $50,000—$100,000 which could include plumbing, electrical, an entertainment center, appliances, closets, and with possible walls going up or down.
What to know about permits in the Hamptons
Permits are a big part of the renovation process in Hamptons towns. While expediters are not regularly used there, the process can involve two types of experts not usually called upon in renovation projects elsewhere.
- Environmental consultants can assist homeowners and architects in parsing land use regulations, coastal environmental planning, and acquisition of related permits. Given the delicate ecosystems and the proliferation of wetlands and sand dunes along the coasts, these consultants are crucial to navigating this aspect of the permit process. Additionally, they can answer help determine whether you can expand the footprint of a house or add a dock. They typically charge by the hour (ranging from $250-350/hour, with a minimum project fee). For the initial site inspection and report, some offer a flat rate fee of around $1,500. This fee would cover the property inspection and produce a report.
- Local attorneys who are well-versed in the zoning codes of the particular town in question can help navigate the process. Sweeten architect Andrew tells us that East Hampton recently changed some of its codes and a local attorney assisted him and his client in liaising with the town office on a debated matter of allowable square footage. Attorneys’ fees vary; a local real estate agent can provide recommendations.
Keeping up with local regulations and requirements
While the town offices may be small and provide a more personal interaction, as Sweeten architect Andrew relates, don’t mistake that casual air for a casual approach to enforcing regulations. For example, certain Hamptons neighborhoods won’t allow work on weekends, or after a certain time during high season. There have also been increasing attempts to limit the square footage on properties and accessory structures that may be used as rental properties. Additionally, there are stringent regulations at the town, state, and federal levels that will affect your renovation, depending on scope.
It’s important to understand what the current code is. However, you should also try to find out what is upcoming or anticipated in terms of changes. Because project timelines can extend, you want to ensure you’re complying with the relevant codes when your project finishes.
One relatively recent development has been a change in the energy conservation requirements in East Hampton, for example. Andrew notes that he is dealing with this on a current project. Now, they’ll need to hire someone who is certified to complete the HERS rating, which will cost between $1,000—$2,000. They may also need to use different building components to achieve better insulation and R-value required today.
The Town of Southampton provides this handy Building Permit Application Checklist for residential interior renovations (note that different fees and applications are required for other types of construction).
- Building permits for residential interior remodeling permits run $65 psf up to 2,000 square feet on the first story of a house with a $50 fee for up to $1,000 of estimated construction cost (ECC).
- This Electrical Permit Fee Schedule indicates that electrical permits range from a minimum of $50 for a re-inspection to $1,000 for additions, renovations, basement wiring, and garages with more than 7 devices over 15,000 square feet.
- Fees for plumbing fixtures are $5 per fixture with a $50 minimum.
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FAQs about home renovation in Hamptons
Budget-level kitchen remodels usually average $25,000 for under 100 square feet of space, with finishes from big-box retailers. Mid-grate kitchens can range from $40,000—$75,000, depending on the finishes, square footage, and level of work needed. High-end kitchen remodels usually start at $75,000 and go up dramatically; for luxury remodels, expect prices near $832 per square foot.
For a 5’ x 8’ Hamptons bathroom with budget-level finishes, expect costs to start between $20,000—$35,000. For a mid-grade bathroom remodel, budgets will start at $30,000—$40,000. Moving up, a high-end Hamptons master suite bathroom costs between $60,000—$100,000.
