1. Pre-Listing Preparation
One point of contact for the repair, cosmetic and presentation work that helps a property reach the market cleaner, faster and with fewer loose ends.
Pre-Listing Evaluation
On-site pre-listing evaluationUp to 90 minutes, prioritized plan, photos, sequencing, budget ranges
$395
Whole-home thermal scan (<2,000 sq ft)Interior scan, thermal images, findings summary
$425
Project creditApplied to approved work ≥ $5,000
Up to $395
Base Packages
Listing EssentialsEvaluation, thermal scan, credit, one mobilization, up to one trade day, consumables, photo check
$1,250
Market-Ready RefreshEverything in Essentials + protection, three trade days, scheduling, quality control
$3,500
Maximum Market AppealEverything in Refresh + cosmetic renovation plan, trades, finish selections, scheduling, quality control
Starting at $12,500
Popular Pre-Listing Add-Ons
Minor wall touch-up allowanceSmall scuffs, isolated blemishes
$125/room
Nail holes and minor wall blemishesUp to 15 holes/dings, paint-ready finish
$175/room
Caulk refreshLocalized removal and renewal
$2.50/linear ft
Hardware and fixture swap allowanceProfessional removal, like-for-like installation
$95-$225/each
Pressure washingFront elevation, porch, walkway, or small driveway
$450 min
Junk removal coordination onlyScheduling/coordination (client pays vendor)
Add $50
Coordinated junk removal serviceUtopio coordinates labor, loading, one standard removal
$500
Deep-clean coordinationSourcing, scheduling, quality-check
Vendor cost + 15%
Rush listing deadlinePriority scheduling within five business days
Add 15%
2. Interior & Exterior Painting
Professional, realtor-friendly painting options ranging from a single room to a full pre-listing repaint.
Interior Walls
Two coats, no primer - standard colorProMar 200, light sanding, clean cut lines
$2.25/wall sq ft
One primer coat + two finish coatsThree-coat system, ideal for major color changes
$3.15/wall sq ft
One-coat same-color refreshClean, eligible walls, same/closely matching color
$1.65/wall sq ft
Whole-home vacant repaintWalls-only, vacant home efficiency
$2.75-$4.25/floor sq ft
Occupied-home handlingEnhanced protection, furniture movement, daily reset
Add 15%
Dark-to-light or high-contrast changeAdditional coverage allowance
Add $0.55/wall sq ft
Premium coating upgradeSuperPaint, Duration, Emerald, or comparable
Add $0.55-$1.25/wall sq ft
Ceilings, Trim & Doors
Flat ceiling - two coatsStandard 8-9 ft smooth ceiling
$1.25/ceiling sq ft
Textured ceilingCondition and texture type dependent
$1.65-$2.25/sq ft
BaseboardsClean, light sand, spot caulk, two finish coats
$2.75/linear ft
Door casing / window casingStandard casing, basic prep, two finish coats
$95-$175/opening
Interior door - slab onlyBoth sides of standard smooth door
$175/side pair
Interior door + frame + casingStandard door assembly
$325/each
Closet interiorWalls only; final price based on size, shelving, access
$275-$650
Cabinet paintingDoors, drawers, frames; minimum project $3,500
$125-$185/opening
Preparation Add-Ons
Minor patching allowanceUp to 10 nail holes or small dings
$175/room
Localized caulkingTargeted crack/gap correction
$2.50/linear ft
Heavy cleaning / degreasing / stain-blocking primerGrease, nicotine, smoke, water marks, tannin
$1.00-$1.50/sq ft
Wallpaper removalProfessional removal and basic cleanup
$2.50-$6.00/sq ft
Popcorn ceiling removalRemoval, prep, finish planning
$3.50-$7.50/sq ft
Exterior Painting
Exterior body - professional repaintWash, scraping, spot priming, caulking, two-coat system
$2.25-$4.00/sq ft
Exterior body + trim packageBody service + fascia, soffits, trim
Body rate + $2.75-$5.50/linear ft
Exterior body + trim + exterior doorsBody + trim + standard exterior doors
Prior tier + $325-$575/door
Complete exterior repaintBody, standard trim, project-specific walkthrough
Starting at $6,500
Deck / porch stainWash, prep, coating
$2.75-$5.50/sq ft
3. Drywall Repair
Small patching, ceiling repair and paint-ready restoration for common pre-listing damage.
Service minimumMobilization, surface protection, one small repair visit
$395
Nail pop / small-hole bundleUp to 10 small defects, sand-ready finish
$175/room
Small patch - up to 6 inchesPatch, tape, multi-stage finishing
$225/each
Medium patch - 6 to 24 inchesCutout, backing, new drywall, tape, finishing
$250-$400/each
Large patch - 2 to 8 sq ftReplacement section, reinforcement, finishing
$425-$800/each
Ceiling patchLocalized ceiling repair
$150 min
Drywall replacementDemolition, replacement, finishing, debris removal
$6.80-$11.90/sq ft
Texture patchingOrange-peel, knockdown, or similar texture blending
$150-$385/area
Prime and paint repaired wallFull-wall priming and coating
$190-$385/wall
4. Flooring
Installed pricing for common listing-ready flooring options, with clear allowances and add-ons.
Minimum project: $1,500
Flooring Options
LVP - value allowanceStandard material, underlayment, professional installation
$7.50-$10.50/sq ft
LaminateStandard material, floating installation
$7.00-$10.00/sq ft
Engineered hardwoodMid-grade material, standard installation
$11.00-$17.00/sq ft
Solid hardwoodSolid hardwood, nail-down installation
$7.00-$25.00/sq ft
CarpetCarpet, pad, installation, removal
$5.50-$11.00/sq ft
Ceramic / porcelain tileStandard tile, setting materials, grout, installation
$14.00-$24.00/sq ft
Hardwood screen and recoatLight abrasion, renewed finish coat
$3.50-$5.50/sq ft
Hardwood sand and refinishFull sanding, stain, protective finish
$6.50-$10.50/sq ft
Flooring Add-Ons
Existing flooring removalVaries by flooring type
$1.50-$4.50/sq ft
Subfloor levelingLocalized prep
$2.00-$6.00/sq ft
Subfloor repairSmall localized replacement
$125-$250/sq ft area
Baseboard remove / reinstallCareful removal and reinstall
$3.50-$6.50/linear ft
New shoe moldingMaterial, installation, caulk, painted finish
$3.75-$6.50/linear ft
Furniture handlingStandard contents
$150-$350/room
Stair flooringMaterial and detail dependent
$175-$450/tread
5. Handyman & General Repairs
Flexible menu for small items that often delay photography, inspection responses or closing.
Service minimum: $350
Service Packages
Service visit minimumFirst two labor hours, ordinary hand tools, consumables, cleanup
$350
Additional handyman laborOne technician after included time, 30-minute increments
$110/hour
Half-day punch listUp to four labor hours, one technician
$650
Full-day punch listUp to eight labor hours, one technician
$1,100
Two-person crewFor larger handling, assembly, access, safety
$160/crew hour
Material procurementResearch, sourcing, pickup, handling, warranty
Cost + 20%
Common Task Starting Prices
Replace door hardwareProfessional installation (+ hardware)
$25-$100/each
Adjust sticking interior doorHinge, latch, fit correction
$125-$275/each
Replace light fixtureLike-for-like accessible installation
$175-$325/each
Replace faucetLike-for-like accessible replacement
$150-$475/each
Replace toiletStandard unit allowance, installation, haul-away
$550-$850/each
Replace garbage disposalStandard unit allowance, installation, testing
$300-$675
Install curtain rod / shelf / mirrorMeasured placement, secure mounting
$95-$225/each
Replace smoke / CO detectorStandard battery unit, professional placement
$95/each
Replace outlet / switch cover$175 minimum bundle
$35/each
Minor fence / gate adjustmentLocalized alignment, latch, board correction
$275-$750
Minor siding / trim repairLocalized exterior repair
$450-$1,500
Gutter cleaningTypical one- or two-story home
$350-$750
6. Kitchen Services
From targeted pre-listing upgrades to fully custom kitchens, each tier builds on the services above.
Pre-listing kitchen refreshProfessional painting, hardware, lighting, sink updates, minor repairs
Starting at $7,500
Cabinet paintingSpecialty coating, doors, drawers, frames
$5,000-$12,000
Countertop replacementTemplating, standard material, fabrication, installation
Starting at $4,500
Backsplash replacementStandard tile, removal, substrate prep, installation
Starting at $1,500
Sink + faucet updateStandard product allowance, like-for-like installation
Starting at $1,500
Cosmetic kitchen renovationRefresh services + surfaces, lighting, hardware, finishes; two render views
Starting at $18,000
Mid-range kitchen remodelCosmetic renovation + cabinetry, countertops, backsplash; two render views
Starting at $25,000
Full / custom kitchen remodelMid-range + custom design-build, layout, premium selections, custom detailing; two render views
Starting at $50,000
7. Bathroom Services
From fast, listing-focused improvements to fully customized luxury bathrooms, each tier builds on services.
Pre-listing bathroom refreshPaint, caulk, hardware, mirror, lighting, fixture improvements
Starting at $3,000
Vanity replacementStandard vanity, top, faucet allowance, removal, installation, finish coordination
Starting at $1,500
Tub / shower recaulk and refreshRemoval of failed caulk, detailed cleaning, new seal
$650-$1,250
Tile floor replacementStandard tile, removal, substrate prep, setting materials, grout, installation
Starting at $2,000
Powder room remodelRefresh items + custom design, vanity, fixtures, paint, lighting, finish selections
Starting at $9,500
Standard full-bath remodelRefresh + tub/shower, vanity, flooring, lighting, finish selections, multi-trade coordination
Starting at $22,500
Luxury primary bathroom packageFull-bath scope + larger primary suite, custom design, upgraded finishes, storage, coordinated trades
Starting at $30,000
Custom luxury bathroomLuxury scope + fully bespoke retreat, complex tile, custom shower, cabinetry, premium selections, project leadership
Starting at $60,000
8. Basement Services
From polished listing refresh to fully designed lower-level retreat, each tier builds on services.
Basement living refreshPaint, drywall, lighting, punch-list improvements
Starting at $4,000
Unfinished basement improvementRefresh adapted for exposed surfaces, organization, painting, presentation
Starting at $5,000
Luxury basic basement finishRefresh + coordinated finish plan, framing, drywall, basic electrical, flooring, refined finishes
Starting at $15,000
Luxury mid-range basement remodelBasic finish + upgraded finishes, defined rooms, improved lighting, design direction, coordinated systems
Starting at $35,000
Luxury basement w/ bathroom or wet barMid-range + designed bathroom/wet bar, cabinetry, plumbing, upgraded finishes, trade coordination
Starting at $60,000
Moisture / thermal evaluationWhole-home accessible thermal scan, visual moisture-risk review, representative images
$425 (<2,000 sq ft)
9. Design & 3D Rendering
Design support that turns ideas into clear, persuasive visuals before construction begins.
Design + color consultationGoals, color direction, market positioning, recommendations
Complimentary
Single-room concept packageMeasured planning, finish direction, product guidance, room plan, 3D visualization
Starting at $700
Three-room concept packageCoordinated concept for up to three rooms, finish direction, planning graphics, render presentation
Starting at $1,050
Each additional roomAdds another coordinated room to active multi-room package
$500/room
Kitchen or bathroom designOn-site measurement, layout, site plans, finish/fixture direction, 3D renderings
Starting at $1,050
Exterior design conceptColor, material, curb-appeal, elevation direction in a cohesive exterior concept
Starting at $1,750
Single-view 3D renderingOne high-quality modeled view, one included revision
Starting at $700
Whole-space 3D packageComprehensive visualization for entire home ~3,000 sq ft, inside/out, exterior context, conceptual landscaping
Starting at $3,000
Additional revisionChanges beyond included rounds, one-hour increments
$150/hour
10. Thermal Imaging
Non-invasive thermal scanning that can help identify temperature anomalies worth investigation.
Minimum: $200
Whole-home thermal scan - under 2,000 sq ftAccessible interior scan, representative thermal images, concise findings summary
$425
Whole-home thermal scan - 2,000 to 3,500 sq ftExpanded accessible scan, representative images, concise findings summary
$595
Large-home thermal scan - over 3,500 sq ftLarger, complex, or multi-building scope
$795+
Follow-up scanReturn scan of previously reviewed areas after repairs
$250
12. Terms, Assumptions & Request Process
What Published Prices Include
- Labor and qualified subcontractor coordination
- Standard materials or stated allowances
- Ordinary surface protection and daily cleanup
- Ordinary debris removal related to listed scope
- Utopio project management and quality-control administration
- Travel within standard service area
- Applicable sales tax unless proposal states otherwise
Common Exclusions
- Permits, engineering, architecture, testing, environmental remediation
- Hazardous materials, mold remediation, asbestos/lead handling, contaminated debris
- Concealed damage, code corrections, conditions discovered after demolition
- Utility/service upgrades, structural repairs, specialty access equipment
- Premium or owner-selected materials above listed allowances
- Storage, moving, pet handling, security monitoring, extended after-hours access
- Changes requested after approval or work outside written scope
Recommended Minimums
General / handyman service
$350
Design consultation
Complimentary
Project oversight
12% of managed contract value
Requesting a Confirmed Price
- Send property address, target listing date, agent contact information
- Select services from guide, include clear photos/video
- Indicate if property is occupied, vacant, or under active showings
- Utopio confirms if a photo estimate suffices or schedules an evaluation
- Work begins only after written proposal, scope, and payment schedule approved
All prices in this guide are preliminary starting prices, planning ranges or unit rates based on typical Metro Atlanta conditions. They are not binding quotes.
Rates are structured for a middle-market professional contractor using qualified trade partners, standard material allowances and Utopio-managed coordination. Painting benchmarks are cross-checked against 2026 Atlanta-area and national consumer cost guides.
