Remodeling & custom homes · Seattle & King County
From
concept,
to creation.
Thinking about remodeling your space? One in-house team takes your kitchen, bathroom, ADU or custom home from the first sketch to the final walkthrough.
Award-winning service
- Best of HouzzService
- Top ProThumbtack
- Best of HomeAdvisorWinner
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GenproKitchen · Concept
Scale NTSSheet A-01
1Pendants2Island3Cabinets4Floor
1Glass pendants2Waterfall stone island3Painted shaker cabinets4Herringbone floorGenpro Project Planner · Seattle cost engine
Know your number before you call.
Real 2026 Seattle averages for kitchens, baths, whole-home remodels, basement ADUs, additions and DADUs. Pick a project, a size and a finish level, then watch cost, timeline, resale value and rent update live.
6project types
4finish levels
40+live numbers
0sign-ups
Market pulse · Oct 2026Seattle 2-bed rent $2,821/moAvg home equity loan 7.50%Minor kitchen remodel 112% recoupedSeattle 1-bed rent $2,100/moMidrange bath remodel 74% recoupedDADU permit review 8 to 14 wksSeattle studio rent $1,497/moGarage door replacement 194% recoupedMarket pulse · Oct 2026Seattle 2-bed rent $2,821/moAvg home equity loan 7.50%Minor kitchen remodel 112% recoupedSeattle 1-bed rent $2,100/moMidrange bath remodel 74% recoupedDADU permit review 8 to 14 wksSeattle studio rent $1,497/moGarage door replacement 194% recouped
NEWNEWNEW
3D finish preview
Hover to pause the turntable
Your estimateLive · Seattle 2026 averages
to
finishes · SF
Cost per SFall-in midpoint
Timeline wksabout months
Resale value+% recouped
PermitSeattle SDCI
Your plan code
01
Choose your project
Seattle averages, Oct 202602
Pick a size
New or remodeled square feet03
Choose a finish level
Priced for your sizeYour budget
04
Analytics
Your project, by the numbers
Every chart below recalculates the moment you change the project, size, finish level or add-ons.
Where the money goes
Cost breakdown
Midpoint
- %
- %
- %
- %
- %
- %
Resale value
What comes back when you sell
%of the cost recouped
Adds about this much to your home value+
Finish levels
Same project, four price points
Rental grade
to
Standard
to
Premium
to
Luxury
to
$0
Each bar is the range for that finish level at the size you picked, add-ons included.
Timeline
From first call to move-in
Design
wks
Permits
wks
Build
wks
weeksabout months, start to finish
Financing
7.50% rateWhat it costs per month
/mo
Home equity loan at 7.50%, the national average in late October 2026.
Loan term
Cash you put in
Loan amount
Total interest
Term years
Rental outlook
Seattle averagesRent it out
/mo
Average Seattle rent in October 2026, adjusted for finish level.
Yearly rent
After costs (25%)
Pays back in yrs
Rent minus loan payment+−/moRent covers % of the payment
Build cost
Year 1Year 10Year 20
Cumulative rent after vacancy, upkeep, insurance and tax, with flat rents. Bars turn green once the build cost is paid back.
Seattle price check
Where your plan sits
Your plan
Rental grade, low endLuxury, high end
Your midpoint
Cost per SF
Add-ons+
The bar spans every finish level in Seattle for the size you picked, add-ons included.
Lot check
Tick items in step 04How buildable is your backyard?
Straightforward lotNone of the usual cost drivers. Site work stays close to the base price.
Buildable with extra site workVery common in Seattle. The flagged items are already in your estimate.
Needs a site review firstSeveral cost drivers stack up. A site visit pins down the real number.
Site work adds+
Conditions flagged of 6
Build score/100
- Peat or soft soils, pin piles+
- Sewer run over 100 ft+
- Sloped yard, retaining walls+
- Big trees near the build area+
- Electrical service upgrade+
- No alley or side access+
Finish levels
What each level includes
Typical selections for the project you picked. Your finish level is highlighted.
| Rental gradeDurable, simple, fast | StandardQuality everyday finishes | PremiumDesigner selections | LuxuryCustom, stone, millwork | |
|---|---|---|---|---|
| Cabinets | Stock shaker, painted | Semi-custom shaker, soft close | Two-tone, white oak island | Full custom inset cabinetry |
| Countertops | Laminate or entry quartz | Quartz, eased edge | Quartz with waterfall island | Marble or quartzite slab |
| Backsplash | Ceramic subway | Subway or patterned ceramic | Zellige or handmade tile | Full-height stone slab |
| Flooring | Luxury vinyl plank | Engineered oak | Wide-plank white oak | Herringbone hardwood |
| Appliances | Basic stainless package | Mid-range stainless package | Panel-ready fridge and dishwasher | Pro range, integrated fridge |
| Lighting and hardware | Flush LEDs, nickel pulls | Recessed and under-cabinet LEDs | Pendants, brushed brass | Designer lighting, unlacquered brass |
| Rental gradeDurable, simple, fast | StandardQuality everyday finishes | PremiumDesigner selections | LuxuryCustom, stone, millwork | |
|---|---|---|---|---|
| Vanity | Stock vanity, cultured top | Semi-custom vanity, quartz | Floating oak vanity | Custom double vanity, stone |
| Tile | Ceramic floor and surround | Porcelain floor, tiled shower | Large-format porcelain | Natural stone, floor to ceiling |
| Shower and tub | Prefab tub or shower | Tiled shower, glass door | Curbless, frameless glass | Steam shower or soaking tub |
| Fixtures | Chrome basics | Brushed nickel or matte black | Thermostatic valve, brass | Designer fixtures |
| Extras | Quiet exhaust fan | Niche, LED mirror | Heated floor, bench | Heated floor, smart controls |
| Rental gradeDurable, simple, fast | StandardQuality everyday finishes | PremiumDesigner selections | LuxuryCustom, stone, millwork | |
|---|---|---|---|---|
| Kitchen | Refresh cabinets and counters | New semi-custom kitchen | Two-tone kitchen, island | Custom chef’s kitchen |
| Baths | Refresh fixtures and tile | New tiled baths | Spa-style primary bath | Stone primary suite |
| Floors | Vinyl plank throughout | Engineered hardwood | Wide-plank white oak | Site-finished hardwood |
| Exterior | Paint and repairs | Paint, select new windows | New windows, fiber-cement | Architectural siding, cedar |
| Systems | Code updates only | New panel, partial rewire | Heat pump, full rewire | Heat pump, smart home, solar ready |
| Rental gradeDurable, simple, fast | StandardQuality everyday finishes | PremiumDesigner selections | LuxuryCustom, stone, millwork | |
|---|---|---|---|---|
| Kitchen | Compact kitchenette | Full kitchen, quartz | Two-tone kitchen | Custom kitchen |
| Bath | Prefab shower | Tiled shower | Curbless shower | Spa shower |
| Floors | Vinyl plank | Vinyl plank or engineered | Engineered oak | Heated floors, oak |
| Comfort | Electric baseboard | Ductless mini-split | Mini-split, sound insulation | Full sound package, ERV |
| Entrance | Standard exterior door | Covered entry | Lit entry, keypad lock | Designed entry, landscaping |
| Rental gradeDurable, simple, fast | StandardQuality everyday finishes | PremiumDesigner selections | LuxuryCustom, stone, millwork | |
|---|---|---|---|---|
| Structure | Standard framing | Engineered framing | Vaulted or open beam | Glulam or steel spans |
| Exterior | Match lap siding | Fiber-cement siding | Fiber-cement with cedar | Architectural cladding |
| Interior | Paint-grade trim | Hardwood, paint-grade trim | White oak, built-ins | Custom millwork |
| Windows | Vinyl | Fiberglass | Black fiberglass, big openings | Wood-clad or steel windows |
| Systems | Extend existing | New circuits, mini-split | Heat pump zone | Radiant heat, smart controls |
| Rental gradeDurable, simple, fast | StandardQuality everyday finishes | PremiumDesigner selections | LuxuryCustom, stone, millwork | |
|---|---|---|---|---|
| Exterior | Lap siding, asphalt roof | Fiber-cement, metal accents | Fiber-cement and cedar | Cedar and standing-seam metal |
| Kitchen | Compact kitchen, laminate | Shaker kitchen, quartz | Two-tone kitchen, island | Custom kitchen, stone |
| Bath | Prefab shower | Tiled shower | Curbless shower | Spa bath |
| Floors | Vinyl plank | Engineered wood | Wide-plank oak | Heated floors, oak |
| Energy | Code minimum | Heat pump, all LED | Heat pump, solar ready | Solar, EV charger, smart home |
How the engine works
Built on real numbers
Seattle averages
Every range blends 2026 Seattle contractor pricing with Genpro project data. Standard is a typical mid-range scope, and each range runs 12% either side of the midpoint.
Resale value
Recoup rates come from the 2025 Cost vs Value report, using Seattle figures where they are published and national figures where they are not.
Rent and financing
Rents are Seattle averages from Apartments.com for October 2026. Payments use 7.50%, the average home equity loan rate in late October 2026.
Not included
Sales tax, furniture, landscaping beyond the work area, and site conditions we have not seen yet. A site visit firms all of this up.
Planning estimates only. This is not a bid, an appraisal or a rent guarantee. Every Genpro project gets a site visit and a written, line-by-line estimate before any contract.
Next step
Turn this plan into a fixed bid.
Send us your plan code and we will walk your site, refine the scope and price it line by line.
Your plan code
Introducing Genpro Pulse™
Your build, live.
Your build, live.
No guesswork.
Every Genpro project runs on Genpro Pulse, our own construction management platform. Follow your schedule live, see site photos from our team, and approve every change before it happens.
Included on every Genpro build. Nothing to install: works on any phone or computer.
Complete
Weighted by schedule
Paid to date
$286,400
71% of contract
Surprise costs
$0
Every change signed
Progress by week
Next inspection
Nov 6
Rough-in, 9 to 11 AM
On site this week
Framing
Roofing
Plumbing
Electrical
Countertop selection approved
Live schedule tracking
Site photo updates
Digital change order sign-off
Private, password-protected
Included on every project
Why we built it
Most contractors go quiet after the deposit.
Unreturned calls, invoices you did not expect, and site visits just to find out what happened. We built Genpro Pulse so you never have to wonder.
The usual way Typical contractor
- Updates when you call and ask
- Change costs show up on the next invoice
- Drive to the site to see progress
- Permits and warranties lost in email
The Genpro way Genpro Pulse
- A live schedule you can check anytime
- No added cost without your digital signature
- Site photos and notes from our team
- Every document kept in your Home Vault
Test drive
Click through Genpro Pulse.
This is what you see from day one of your project. Tap each module.
Project scheduleSample
Swipe to see the full timeline →
TradeSepOctNovDecJanFeb
Foundation
Framing
Roofing
Plumbing
Electrical
Drywall
Cabinets
Pulse Timeline
Every trade, on one live timeline.
- Each trade in its own color, from foundation to final clean.
- See exactly who is on site this week and what comes next.
- Updated by your project manager as the work moves.
Site FeedSample
GP
GenPro TeamDaily log · Thu, Oct 22
Roof sheathing complete, windows arrive Monday
Sheathing and underlayment are on. Window delivery is confirmed for Monday morning.
54°F, overcastCrew: framing (4)
JL
Looks amazing! Can we stop by Saturday to see it?
Site Feed
Your job site, in your pocket.
- Photos, weather and crew notes posted from the site.
- Comment or ask a question right on the update.
- Our team is notified the moment you write.
Waiting for your approvalSample
Awaiting approval
Kitchen countertop: white quartz
3 cm, eased edge, undermount sink cutout.
Cost$5,235
Schedule+0 days
Decide byNov 4
✓ ApproveRequest changesDecline
One-Tap Approvals
Nothing is ordered until you sign.
- Materials, selections and change orders in one place.
- See the cost and the schedule impact before you decide.
- Approve, ask for changes or decline with one tap.
LedgerSample
Remaining$115.8K
Paid$286,400
Remaining$115,800
Original contract$398,000
Approved changes+$4,200
Ledger
Your money, to the cent.
- Contract total, every payment and your remaining balance.
- Approved changes added the moment you sign.
- Always know what is due next, and why.
Home VaultSample
PDF
Building permitPermits · 1.2 MB
OpenPDF
Construction contractContracts · 840 KB
OpenCAD
A2.1 Floor planPlans & blueprints · 3.4 MB
OpenXLS
Finish schedule: paint codesSelections · 96 KB
OpenIMG
Final inspection photosInspections · 24 photos
OpenHome Vault
The owner's manual your home never had.
- Permits, plans, inspections and warranties, organized.
- Paint codes and finish selections for future touch-ups.
- Yours to keep after handover, ready for resale or refinance.
Final punch listSample
4 of 6 verified
Paint touch-up above kitchen windowKitchen · verified by owner
VerifiedAdjust closet doorBedroom · fixed, please check
Ready to checkCaulk line at tub surroundBathroom · added by owner
OpenFinal Walk
Handover when you are satisfied.
- Add anything you notice, with a photo, from your phone.
- We fix it and mark it done. You confirm it.
- A clear record that every detail was closed out.
What it means for you
Three promises, built into the software.
Travel with confidence
Build from anywhere.
Check progress between meetings, approve your countertop from a hotel lobby, and see today's site photos without a single site visit.
0site visits required to stay informed
The $0 Surprise Promise
No signature, no added cost.
Every change is priced and sent to you digitally before any added labor or material is committed. If you did not sign it, you do not pay for it.
$0in unsigned change costs
Permanent home asset record
Proof of how your home was built.
Permits, plans, inspection reports, warranties and every progress photo stay in your Home Vault, ready for an appraiser, a buyer or a future project.
100%of your project records, in one place
24/7access to your project, from any device
6modules: schedule, site feed, approvals, ledger, vault, punch list
1 tapto approve a selection or change order
$0extra: Genpro Pulse is included on every build
Genpro Pulse™
Build with total visibility.
From concept, to creation: see every step of your project, approve every change, and keep every record. Included on every Genpro build.
“Want to see us in action?”
Services
What we build.
One team from concept to creation. Design, permits and construction under one roof, for homeowners and businesses across the Seattle area.
DesignPermitsBuildKeys
01 / 041:200
01 · New construction
Custom homes & DADUs
Ground-up homes and backyard cottages, taken from feasibility and permits all the way to the final walk and your keys.
02 / 041:50
02 · Remodel
Kitchens
Open layouts, custom cabinetry, stone and lighting, planned around how you cook and gather.
03 / 041:25
03 · Remodel
Bathrooms
Curbless showers, heated floors and tile set dead level. Spa calm, built to last.
04 / 041:100
04 · Commercial
Tenant improvements
Commercial build-outs for offices and retail, permitted and finished on schedule so your doors open on time.
Explore our projects
Every build includes Genpro Pulse™, your live project portal
Local · Licensed · AccountableBuilt in King County.
Built in King County.
Backed by our name.
Genpro is a Washington State licensed, bonded and insured general contractor. Our in-house team builds across King County, and the owner answers for every job.
Service area · King County, WAIn-house crews
Washington
- Seattle
- Shoreline
- Bothell
- Kirkland
- Redmond
- Bellevue
- Mercer Island
- Sammamish
- Issaquah
- Renton
- and nearby
State of
Washington
Washington
Licensed general contractor
L&I contractor licenseGENPR**816N9
LicensedBondedInsured
Genpro LLC · King CountyVerify on L&I
Owner, Genpro LLCA note from the owner“
From your first call to the day we hand you the keys, one in-house team runs your project. We catch problems early, before they cost you time or money, and we keep you updated before you have to ask. That is how we build across King County, and my name is on every job.
MarcoOwnerGenpro LLC · King County
5-star client review
“Lead carpenter and assistant carpenter were exceptional. Can’t beat the attention to detail and professionalism of this group. I hired them to build an ADU and It turn out really good.”
HomeownerADU build · King County
What stood out
Read more reviews- Exceptional carpenters
- Attention to detail
- Professionalism
Your project, next
Let’s build something you’ll be proud of.
Tell us about your project. We will walk the site, price it line by line and keep you in the loop every day through Genpro Pulse™.