"How much is this going to cost?" is the first real question of any remodeling project. And it's the one homeowners most often get a bad answer to — either a lowball number that balloons during construction, or a range so wide it's useless for actual planning.
This guide gives you honest 2026 pricing for the most common home renovations in the western suburbs of Chicago — Naperville, Aurora, Geneva, Wheaton, Downers Grove, Lisle, and the surrounding DuPage and Will County communities. The numbers reflect what we're actually quoting and delivering projects at right now.
How Renovation Budgets Actually Work
Before the numbers, a principle that will save you stress: your budget needs three layers, not one.
Layer 1 — Construction cost. Labor, materials, permits, demo, dumpster, protection, cleanup. This is what the contractor quotes.
Layer 2 — Design and selections. If you're working with a designer, their fee. If you're selecting materials yourself, the cost of your selections — cabinets, tile, fixtures, appliances, hardware. Often rolled into the construction quote through "allowances," which are placeholder numbers that get adjusted based on what you actually choose.
Layer 3 — Contingency. 10–20% above the first two layers, reserved for surprises. Older homes in Wheaton, Downers Grove, Geneva, and the established neighborhoods of Naperville produce surprises — old wiring, aging plumbing, water damage behind walls, framing that's not what was expected. A contingency means you handle these without derailing the project or having a hard conversation about additional scope.
A homeowner with a $60,000 ceiling who plans a $60,000 project has no margin. A homeowner with a $60,000 ceiling who plans a $48,000 construction cost plus $5,000 for upgraded selections plus $6,000 contingency is protected. Same budget, very different experience.
Kitchen Remodeling Budgets
Cosmetic refresh ($18,000–$35,000): New countertops, cabinet reface or repaint, new hardware, new backsplash, possibly new flooring. Layout stays the same, existing cabinet boxes are reused. Best return on investment in the short-stay scenario.
Mid-range full remodel ($55,000–$95,000): New semi-custom cabinets, quartz countertops, mid-range appliance package (KitchenAid commercial-style or Café), new tile or LVP flooring, updated lighting, backsplash. Same footprint. Most common scope in the western suburbs for homes valued $450,000–$700,000.
High-end full remodel ($100,000–$180,000): Custom cabinets, stone countertops with waterfall edges, professional appliance package (Wolf, Thermador, Sub-Zero), statement lighting, structural changes like island expansion or wall removal. Typical for homes valued $750,000+.
Luxury / structural ($200,000+): Full custom cabinetry with European-grade construction, Sub-Zero / Wolf / Miele appliance suite, significant structural work (addition, load-bearing wall removal, HVAC relocation), designer-led selections. For homes over $1M, projects at this tier are routine.
Bathroom Remodeling Budgets
Powder room ($8,000–$18,000): Small footprint, no shower or tub, typically 2–3 weeks of work. New vanity, toilet, tile, lighting, paint. A good entry-level project if you've never worked with a contractor.
Hall bathroom full renovation ($20,000–$45,000): Full gut, tub/shower combo or standalone tub, standard vanity, tile floor and shower, updated lighting and ventilation. 3–5 weeks of work.
Primary bathroom renovation ($40,000–$90,000): Full gut, custom tile shower with frameless glass, double vanity, freestanding tub or dedicated shower-only layout, heated floors optional, higher-quality fixtures. 5–7 weeks of work.
Luxury primary bathroom ($100,000–$180,000): Large-format stone or porcelain throughout, custom vanity millwork, steam shower, smart fixtures, heated floors, dedicated dressing area, specialty lighting. Typical for primary suites in newer Naperville and Geneva executive homes.
Basement Finishing Budgets
Basic finish ($45,000–$75,000): Open layout, one egress window, drywall and paint, standard trim, LVP flooring, basic lighting, no bathroom. Typically 800–1,200 sq ft of finished space.
Standard finish with bathroom ($70,000–$120,000): Same as above plus a full bathroom, a bedroom (with proper egress window), a wet bar area, better lighting plan, upgraded flooring. The most common western suburbs basement project.
High-end finish ($130,000–$220,000+): Custom wet bar with stone counters, wine cellar or wine refrigeration, home theater infrastructure, gym space with specialty flooring, full bathroom with custom tile, dedicated guest suite, home office with acoustic treatment. Bealer-project tier.
Room Addition Budgets
Additions are the highest-cost category by square foot because they involve foundation, framing, roofing, siding, HVAC extension, electrical extension, and interior finish — essentially building new construction while tying it into existing.
Single-room addition ($175–$325 per sq ft): A 200 sq ft sunroom or family room extension runs $35,000–$65,000. A 400 sq ft primary suite addition runs $80,000–$140,000.
Full second-story addition ($250–$400+ per sq ft): Adding a second floor over an existing ranch involves structural reinforcement of the first floor, full new envelope, and interior buildout. Typical project $180,000–$400,000+ for 600–1,200 sq ft of new space.
Accessory dwelling unit (ADU) — attached or detached ($200–$400 per sq ft): A 600 sq ft attached in-law suite runs $120,000–$220,000. A detached ADU with full kitchen and bath runs $180,000–$320,000. ADU regulations vary significantly by municipality in DuPage and Will County — check local zoning before budgeting.
Whole-Home Renovation Budgets
Gut renovations of an older home run $150–$300 per square foot depending on finish level. A 2,800 sq ft home renovated at mid-range quality runs roughly $420,000–$600,000. At high-end, the same home runs $700,000+. This is why most homeowners phase whole-home projects over multiple years rather than doing everything at once.
What Drives Cost Within Any Category
Three line items consume 55–70% of any renovation budget: cabinets/millwork, appliances/fixtures, and stone or tile surfaces. Where you land within the ranges above comes down almost entirely to decisions in these three categories.
Stock cabinets vs. semi-custom vs. full custom can represent a $15,000+ swing in a single kitchen. Entry-level appliances vs. professional-grade can swing another $20,000+. Quartz vs. natural stone on counters, ceramic vs. large-format porcelain on floors, frameless vs. framed shower glass — these decisions compound.
The corollary: if your budget is fixed, prioritize the elements you'll see and touch every day (cabinets, counters, fixtures) over elements you won't (commodity backer board, standard subfloor, builder-grade trim).
The Permit Line Item
Permits in DuPage and Will County municipalities typically run $300–$1,500 depending on project scope, with additions and structural work on the higher end. Naperville, Wheaton, Geneva, and Downers Grove all publish permit fee schedules on their city websites. This is a line item worth confirming is included in your contractor's quote — some quotes exclude permit fees and list them as "at cost" or "homeowner responsibility."
Financing and Payment Schedule
Illinois law caps residential remodeling deposits at 1/3 of contract price. In practice, most quality contractors ask for 10–15% mobilization deposit, with the balance tied to milestone payments — rough-in complete, drywall complete, substantial completion, final walkthrough. Final payment (typically 10%) should be held until punch list items are complete.
Home equity line of credit (HELOC) is the most common financing vehicle for renovations in the Chicago suburbs. Current HELOC rates are higher than they were pre-2022, which is one reason many homeowners are phasing projects rather than doing everything at once.
Frequently Asked Questions
What's a reasonable contingency for a renovation project?
10% for straightforward projects in newer homes (post-2000), 15% for projects in homes built 1970–1999, 20% for projects in homes older than 1970 or for gut renovations of any age where significant demo is involved. If you don't use the contingency, great — you have it for an upgrade. But don't plan a project with zero margin.
Are there renovation incentives or tax credits available in Illinois?
Federal tax credits for energy-efficient improvements (insulation, windows, heat pumps, solar) are currently available under the Inflation Reduction Act through 2032. Illinois offers some rebates for energy-efficiency upgrades through utility company programs (ComEd, Nicor Gas). Cook and DuPage County don't have general renovation tax credits. Consult your tax professional for current availability.
Does renovation cost vary by city within the western suburbs?
Modestly. Labor rates are fairly consistent across DuPage, Will, and Kane County. Where costs vary is in permit fees, in material delivery logistics for harder-to-access neighborhoods, and in what local norms a project needs to meet (high-end neighborhoods often justify higher finish specifications). Don't expect to save 20% by picking a contractor from outside the area — you'll more likely lose time and quality than save money.
What happens if my project goes over budget?
A good contractor's contract should specify how change orders and overages are handled. Surprises during demo (unexpected structural issues, hidden water damage) are resolved through written change orders with clear pricing. Contractor-caused overages (inaccurate estimating, missed scope) should be absorbed by the contractor, not passed to you. This is one of the reasons vetting and contracts matter — the wrong contractor relationship turns every surprise into a fight.
Should I cut scope or extend timeline if the budget is tight?
Almost always cut scope, not quality. A kitchen renovation with fewer custom elements at higher quality ages better than a "full" kitchen renovation with cheap components. A partial project that's excellent is a better financial outcome than a complete project that's mediocre. Good contractors will help you value-engineer scope cuts that preserve the elements that matter most.