Investor study

Best cities to flip a house in 2026

For house flippers and BRRRR investors, renovation cost decides the deal. We estimated a whole-home remodel across 339 US cities for 2026 and ranked them cheapest first — where your rehab budget stretches furthest.

Least expensive
$85,000
Hattiesburg, MS
Most expensive
$145,000
San Francisco, CA
Spread
$60,000
same project

10 cheapest cities

  1. 1Hattiesburg, MS$85,000
  2. 2Fort Smith, AR$85,000
  3. 3Auburn, AL$85,000
  4. 4Warner Robins, GA$85,000
  5. 5Tuscaloosa, AL$85,000
  6. 6Jackson, MS$85,000
  7. 7Macon, GA$85,000
  8. 8Montgomery, AL$85,000
  9. 9Southaven, MS$86,000
  10. 10Springdale, AR$86,000

Full ranking — all 339 cities

#CityTypical whole-home remodel
1Hattiesburg, MS$85,000
2Fort Smith, AR$85,000
3Auburn, AL$85,000
4Warner Robins, GA$85,000
5Tuscaloosa, AL$85,000
6Jackson, MS$85,000
7Macon, GA$85,000
8Montgomery, AL$85,000
9Southaven, MS$86,000
10Springdale, AR$86,000
11Broken Arrow, OK$86,000
12Tyler, TX$86,000
13McAllen, TX$86,000
14Brownsville, TX$86,000
15Fayetteville, AR$86,000
16Las Cruces, NM$86,000
17Mobile, AL$86,000
18Gulfport, MS$86,000
19Topeka, KS$86,000
20Columbus, GA$86,000
21Amarillo, TX$86,000
22Lubbock, TX$86,000
23Wichita, KS$86,000
24Little Rock, AR$86,000
25Norman, OK$87,000
26Johnson City, TN$87,000
27Bowling Green, KY$87,000
28Tulsa, OK$87,000
29Lake Charles, LA$88,000
30Lawrence, KS$88,000
31Hoover, AL$88,000
32Rio Rancho, NM$88,000
33Fayetteville, NC$88,000
34Killeen, TX$88,000
35Shreveport, LA$88,000
36Athens, GA$88,000
37Clarksville, TN$88,000
38Evansville, IN$88,000
39Pensacola, FL$88,000
40Waco, TX$88,000
41Huntsville, AL$88,000
42Birmingham, AL$88,000
43Oklahoma City, OK$88,000
44Springfield, MO$88,000
45Augusta, GA$88,000
46Memphis, TN$88,000
47El Paso, TX$88,000
48Lincoln, NE$89,000
49Lafayette, LA$89,000
50Greenville, SC$89,000
51Chattanooga, TN$89,000
52Winston-Salem, NC$89,000
53Gainesville, FL$89,000
54Tallahassee, FL$89,000
55Columbia, SC$89,000
56Lexington, KY$89,000
57Knoxville, TN$89,000
58Sioux City, IA$90,000
59Metairie, LA$90,000
60Rock Hill, SC$90,000
61Columbia, MO$90,000
62Bloomington, IN$90,000
63Lynchburg, VA$90,000
64Gastonia, NC$90,000
65High Point, NC$90,000
66Yuma, AZ$90,000
67Lakeland, FL$90,000
68Palm Bay, FL$90,000
69College Station, TX$90,000
70Midland, TX$90,000
71Cedar Rapids, IA$90,000
72Sioux Falls, SD$90,000
73Roanoke, VA$90,000
74Murfreesboro, TN$90,000
75South Bend, IN$90,000
76Corpus Christi, TX$90,000
77Omaha, NE$90,000
78Des Moines, IA$90,000
79Albuquerque, NM$90,000
80Baton Rouge, LA$90,000
81Savannah, GA$90,000
82Greensboro, NC$90,000
83Fort Wayne, IN$90,000
84Jacksonville, FL$90,000
85Louisville, KY$91,000
86Davenport, IA$92,000
87Canton, OH$92,000
88Concord, NC$92,000
89Charleston, WV$92,000
90North Charleston, SC$92,000
91Wilmington, NC$92,000
92Youngstown, OH$92,000
93Dayton, OH$92,000
94New Orleans, LA$92,000
95Indianapolis, IN$92,000
96Cary, NC$93,000
97Cape Coral, FL$93,000
98Durham, NC$93,000
99Raleigh, NC$93,000
100Toledo, OH$93,000
101St. Petersburg, FL$93,000
102Orlando, FL$93,000
103Tucson, AZ$93,000
104San Antonio, TX$93,000
105Idaho Falls, ID$94,000
106Olathe, KS$94,000
107Mount Pleasant, SC$94,000
108Independence, MO$94,000
109Parma, OH$94,000
110Carmel, IN$94,000
111Franklin, TN$94,000
112Hampton, VA$94,000
113Newport News, VA$94,000
114Pueblo, CO$94,000
115Clearwater, FL$94,000
116Port St. Lucie, FL$94,000
117Nampa, ID$94,000
118Fargo, ND$94,000
119Overland Park, KS$94,000
120Lansing, MI$94,000
121Asheville, NC$94,000
122Akron, OH$94,000
123Fort Myers, FL$94,000
124Charleston, SC$94,000
125Grand Rapids, MI$94,000
126Charlotte, NC$94,000
127Cincinnati, OH$94,000
128Columbus, OH$94,000
129Tampa, FL$94,000
130Richmond, VA$95,000
131Kansas City, MO$95,000
132Atlanta, GA$95,000
133Meridian, ID$96,000
134St. George, UT$96,000
135Orem, UT$96,000
136Appleton, WI$96,000
137Avondale, AZ$96,000
138Surprise, AZ$96,000
139Mesquite, TX$96,000
140Pasadena, TX$96,000
141Grand Prairie, TX$96,000
142Cheyenne, WY$96,000
143Peoria, IL$96,000
144Green Bay, WI$96,000
145Erie, PA$96,000
146Chesapeake, VA$96,000
147Norfolk, VA$96,000
148Ogden, UT$96,000
149Flint, MI$96,000
150Sarasota, FL$96,000
151Virginia Beach, VA$96,000
152Provo, UT$96,000
153Cleveland, OH$96,000
154Arlington, TX$96,000
155Fort Worth, TX$96,000
156Roswell, GA$97,000
157Peoria, AZ$97,000
158Glendale, AZ$97,000
159Garland, TX$97,000
160Nashville, TN$97,000
161Mesa, AZ$97,000
162Utica, NY$98,000
163Sandy, UT$98,000
164Yakima, WA$98,000
165Johns Creek, GA$98,000
166Sandy Springs, GA$98,000
167Denton, TX$98,000
168Billings, MT$98,000
169West Valley City, UT$98,000
170Gilbert, AZ$98,000
171Chandler, AZ$98,000
172Irving, TX$98,000
173Boise, ID$98,000
174Santa Fe, NM$98,000
175Madison, WI$98,000
176St. Louis, MO$98,000
177Phoenix, AZ$98,000
178Houston, TX$98,000
179Waukesha, WI$99,000
180Sugar Land, TX$99,000
181Rockford, IL$99,000
182Tempe, AZ$99,000
183Syracuse, NY$99,000
184Milwaukee, WI$99,000
185Dallas, TX$99,000
186Rochester, NY$99,000
187Schenectady, NY$100,000
188Duluth, MN$100,000
189Dearborn, MI$100,000
190Warren, MI$100,000
191Sterling Heights, MI$100,000
192Kennewick, WA$100,000
193Greeley, CO$100,000
194Pompano Beach, FL$100,000
195Coral Springs, FL$100,000
196Round Rock, TX$100,000
197Kenosha, WI$100,000
198Scranton, PA$100,000
199North Las Vegas, NV$100,000
200West Palm Beach, FL$100,000
201McKinney, TX$100,000
202Bakersfield, CA$100,000
203Salt Lake City, UT$100,000
204Rochester, MN$100,000
205Henderson, NV$100,000
206Las Vegas, NV$100,000
207Detroit, MI$100,000
208Colorado Springs, CO$100,000
209Plano, TX$100,000
210Frisco, TX$101,000
211Lancaster, PA$102,000
212Reading, PA$102,000
213Carson City, NV$102,000
214Medford, OR$102,000
215Hollywood, FL$102,000
216Miramar, FL$102,000
217Modesto, CA$102,000
218Ann Arbor, MI$102,000
219Fort Lauderdale, FL$102,000
220Pittsburgh, PA$102,000
221Austin, TX$102,000
222Buffalo, NY$102,000
223Bethlehem, PA$104,000
224Sparks, NV$104,000
225Flagstaff, AZ$104,000
226Boca Raton, FL$104,000
227Hialeah, FL$104,000
228Ontario, CA$104,000
229Moreno Valley, CA$104,000
230Fontana, CA$104,000
231Allentown, PA$104,000
232Thornton, CO$104,000
233Fort Collins, CO$104,000
234Naples, FL$104,000
235Stockton, CA$104,000
236Reno, NV$104,000
237Aurora, CO$104,000
238Spokane, WA$104,000
239Aurora, IL$104,000
240Westminster, CO$105,000
241Arvada, CO$105,000
242Salem, OR$105,000
243Fresno, CA$105,000
244Frederick, MD$106,000
245Bloomington, MN$106,000
246Bend, OR$106,000
247Bellingham, WA$106,000
248Centennial, CO$106,000
249Corona, CA$106,000
250Elk Grove, CA$106,000
251Rancho Cucamonga, CA$106,000
252Lakewood, CO$106,000
253Riverside, CA$106,000
254Albany, NY$106,000
255Baltimore, MD$106,000
256Saint Paul, MN$106,000
257Eugene, OR$106,000
258Miami, FL$106,000
259Scottsdale, AZ$106,000
260Portland, ME$108,000
261Manchester, NH$108,000
262Minneapolis, MN$108,000
263Denver, CO$108,000
264Cranston, RI$110,000
265Camden, NJ$110,000
266Pomona, CA$110,000
267Roseville, CA$110,000
268Gresham, OR$110,000
269Springfield, MA$110,000
270Philadelphia, PA$110,000
271Chicago, IL$110,000
272Waterbury, CT$112,000
273Trenton, NJ$112,000
274Providence, RI$112,000
275Worcester, MA$112,000
276Tacoma, WA$112,000
277Sacramento, CA$112,000
278Gaithersburg, MD$114,000
279Brockton, MA$114,000
280Beaverton, OR$114,000
281Auburn, WA$114,000
282Salinas, CA$114,000
283Escondido, CA$114,000
284Oxnard, CA$114,000
285New Haven, CT$114,000
286Hillsboro, OR$114,000
287Vancouver, WA$114,000
288Hartford, CT$114,000
289Arlington, VA$114,000
290Silver Spring, MD$114,000
291Portland, OR$114,000
292Boulder, CO$114,000
293Rockville, MD$116,000
294Renton, WA$116,000
295Chula Vista, CA$116,000
296Oceanside, CA$116,000
297Alexandria, VA$116,000
298Everett, WA$116,000
299Kent, WA$116,000
300Santa Clarita, CA$118,000
301Lowell, MA$118,000
302Washington, DC$118,000
303Clifton, NJ$120,000
304Edison, NJ$120,000
305Norwalk, CT$120,000
306Glendale, CA$120,000
307Huntington Beach, CA$120,000
308Elizabeth, NJ$120,000
309Paterson, NJ$120,000
310Bridgeport, CT$120,000
311Santa Rosa, CA$120,000
312Santa Ana, CA$120,000
313Anaheim, CA$120,000
314San Diego, CA$120,000
315Irvine, CA$122,000
316Newark, NJ$122,000
317Seattle, WA$122,000
318Long Beach, CA$122,000
319Quincy, MA$124,000
320Stamford, CT$124,000
321Bellevue, WA$124,000
322Los Angeles, CA$124,000
323Anchorage, AK$125,000
324Jersey City, NJ$126,000
325New Rochelle, NY$128,000
326Hayward, CA$128,000
327Boston, MA$128,000
328Newton, MA$130,000
329White Plains, NY$130,000
330Yonkers, NY$130,000
331Cambridge, MA$130,000
332Oakland, CA$130,000
333Fremont, CA$132,000
334Honolulu, HI$135,000
335Sunnyvale, CA$136,000
336Brooklyn, NY$136,000
337San Jose, CA$138,000
338New York, NY$140,000
339San Francisco, CA$145,000

Methodology

Figures show a typical mid-range whole-home remodel: a national base cost multiplied by each city's construction cost index (US average = 1.00), capturing local labor, permit, and material costs. 2026 market estimates, not bids.

Reuse: free to cite with a link to tryrenoapp.com/studies/best-cities-to-flip-a-house. Want a custom cut? Get in touch.

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