Nashville, Tennessee
Rental and investor renovations in Nashville.
A turn between tenants, a house bought to flip, or a short-term rental that needs to photograph well and survive guests. We renovate investment property across Nashville and Sumner County on cost-plus pricing, scoped to your numbers and documented for your lender.
Typical range
$5,000 to $120,000+
Scope is set by your rent, resale or ARV numbers.
Time on site
1 to 12 weeks
We schedule around closing dates and move-in dates.
Pricing
Cost plus 15–25%
Itemized, with receipts for every draw.
What it costs
Nashville rental rehab pricing.
Four common versions of this project, and what they run around Nashville. The right scope depends on whether you're holding, selling or renting by the night.
| Project | Typical cost | What's involved |
|---|---|---|
| Make-ready turn | $5,000–$15,000 | Paint, flooring repairs, fixtures, hardware, deep clean, small repairs between tenants |
| Light rehab | $20,000–$45,000 | New flooring and paint throughout, kitchen refresh, bathroom fixtures, lighting, curb appeal |
| Full rehab or flip | $45,000–$100,000 | Kitchen and baths, flooring, roof or HVAC as needed, electrical and plumbing repairs, exterior |
| Gut and systems | $100,000 and up | Down to the studs, new wiring, plumbing and HVAC, layout changes, every finish new |
Ranges are what jobs like yours have run recently, not a quote. The written estimate is the number that counts.
Where the money goes
The four things that decide your budget.
On an open-book job you'll see all of this on the cost report. Here's what to expect before you ever sign.
-
Scope to your numbers
We start with your purchase price, your rent or resale target and your budget. Then we put the money where it moves the number and leave out what doesn't.
-
Durable, standard finishes
Waterproof plank, one paint color, stock cabinets and common fixtures. Easy to repair, easy to match on the next turn, and they hold up to tenants and guests.
-
Systems and inspection items
Roof, HVAC, water heater, electrical panel and plumbing are what show up on a buyer's inspection or turn into tenant calls. We look at them first and tell you what's worth replacing now.
-
Lender draws and paperwork
Hard-money and renovation lenders want an itemized scope, a draw schedule and proof of work. On cost-plus, every draw comes with receipts and photos.
“Can you work to my lender's draw schedule?”The question everybody asks first
Yes. We write the scope and budget the way lenders want them, tie each payment to finished work, and send photos and receipts with every draw request. You get a weekly update, so you're not driving over to check on progress.
Questions we get
Before you call anybody.
Do you work on occupied rentals?
Yes. We coordinate access with you or your property manager and schedule around tenants, phasing work so the unit stays livable.
Can you renovate a short-term rental?
Yes. We know what guests notice and what breaks: durable floors, good lighting, solid hardware and bathrooms that photograph well. We work fast between bookings when the calendar is tight.
Will you walk a property before I buy?
Yes. We'll walk it with you and give you a rough rehab budget so you can make your offer with real numbers.
Do you handle permits on investment property?
Every one that's required. Unpermitted work causes trouble at resale, refinance and insurance claims.
Can you handle multiple properties?
Yes. Repeat investors get a standard finish list and pricing, so every unit is faster to scope and easier to maintain.
What's your minimum in Nashville?
$15,000 for work inside Davidson County, so the drive makes sense for both of us. Closer to Gallatin we take jobs of any size.
Where we work
Nashville and Sumner County.
Based in Gallatin, renovating rentals and investment houses across Davidson and Sumner counties. Most of our investor work is in Madison, Inglewood, Old Hickory, Goodlettsville and Gallatin.
- Gallatin
- Hendersonville
- Goodlettsville
- White House
- Madison
- Inglewood
- East Nashville
- Old Hickory
- Donelson
- Hermitage
- Antioch
- Portland
Free estimate
Tell us about the property.
Call or text 615-572-9884, or send the details and we'll get back to you the same day.
Financing available
Pay over time with Affirm
When we send your invoice, you can choose to pay in monthly installments through Affirm instead of all at once. Ask us about it at your walkthrough.
Payment options through Affirm are subject to an eligibility check, depend on your purchase amount, may require a down payment, and are provided by these lending partners: affirm.com/lenders.