Key takeaways
- Most 3-bedroom Las Vegas turnovers land between $3,500 and $9,000 depending on condition and finish level.
- Paint, flooring and drywall are roughly 70% of a typical turnover budget.
- The cheapest estimate is usually the one with the most left out of the scope. Compare line by line, not totals.
This is the question we are asked more than any other, and most contractors dodge it. We would rather you had a realistic number before you call, so here is how turnover pricing actually breaks down in the Las Vegas Valley.
How to read these numbers
These are ranges, not quotes. Two identical-looking units can differ by thousands of dollars because of what is behind the walls. A written walkthrough is the only way to a real number — and ours is free.
Typical line items and ranges
| Turnover item | Typical Las Vegas range |
|---|---|
| Full turnover, 3BR / 2BA | $3,500 – $9,000 |
| Interior paint — walls and ceilings, 2 coats | $1,800 – $3,200 |
| Interior paint — trim, doors and jambs only | $600 – $1,400 |
| Small drywall patch and texture match | $150 – $450 |
| Full sheet drywall replacement, textured and painted | $350 – $700 |
| Luxury vinyl plank, installed | $3.50 – $6.00 per sq ft |
| Carpet, installed | $2.50 – $4.50 per sq ft |
| Porcelain or ceramic tile, installed | $7.00 – $14.00 per sq ft |
| Baseboards, installed, caulked and painted | $3 – $6 per linear ft |
| Interior door and hardware replacement | $250 – $500 per door |
| Toilet replacement, installed | $350 – $700 |
| Punch-list repairs only | $400 – $1,500 |
What actually drives the number up
- Moisture. Any repair that starts with opening a wall costs more than the same repair on a dry one.
- Subfloor condition. If the subfloor is soft, the flooring comes up, gets corrected, and goes back down.
- Odor. Smoke and pet odor that has reached the subfloor or drywall means sealing or replacing material, not cleaning it.
- Finish level. A unit at the top of the market justifies tile and quartz. An entry-price unit usually does not.
- Access. Lockbox access is fast. A unit still full of the last tenant's belongings is not.
- How long it sat. A unit vacant through a Las Vegas summer with the air off can develop issues a short vacancy never will.
How to compare two estimates fairly
- Does the scope include texture matching, or assume a smooth patch will blend in?
- Does it include caulk, primer and two finish coats, or one coat over existing paint?
- Does it include haul-away and final clean, or is debris left in the garage?
- Does it include the punch-list items, or is that a change order later?
- Does it name who is licensed and insured for the plumbing and electrical items?
A quick rule of thumb
If one estimate is dramatically lower than the others, something has been left out. Ask what it is before you sign — it is much cheaper to find out now than on the final invoice.
What we typically see in Las Vegas homes
Based on our own repair work
These are the patterns we see week in and week out across the Valley, from the units we actually turn — not from a textbook.
- The single most common cost driver is flooring. Roughly half the turnovers we price need the flooring replaced, and on most of those the subfloor needs work underneath it.
- Pet odor is the most under-estimated line item. When it has reached the subfloor, no amount of cleaning fixes it and the flooring has to come out.
- We find moisture we were not told about on a meaningful share of units — usually a slow leak under a sink or at a toilet flange that has been running behind a cabinet for months.
- Paint sheen and texture are the two things that most often get skimped on by other vendors, and the two things a prospective tenant notices immediately.
- Vacancy is the real cost. A unit that takes nine days instead of six costs more in lost rent than most of the repairs on the scope.
A three-bedroom rental in Spring Valley sat vacant after a long tenancy. Carpet worn through in the traffic lanes, walls scuffed and marked, two interior doors damaged, and the kitchen sink base swollen from a slow leak.
Walked the unit and wrote a line-item scope. Removed the old carpet and pad, corrected two high spots in the subfloor, installed luxury vinyl plank throughout, patched and texture-matched the wall damage, repainted walls and ceilings in two coats, replaced the two doors and all baseboards, and replaced the swollen cabinet floor. One crew, one schedule, seven working days.
Spring Valley, Las Vegas, NV
