Max Gibson, owner
Key takeaways
- A full sand and refinish runs $3–$6 per square foot (labor) in Hampton Roads.
- A typical 500 sq ft living and dining room comes to about $1,500–$3,000.
- If the floor is only dull, a deep clean ($0.75–$1.50 / sq ft) may be all it needs.
- Stairs and board repairs are priced separately, on the same written quote.
Estimate your floor
Enter the square footage and pick the line that sounds most like your floor. You get the range we would expect before we see it.
Not sure? Length × width of each room, added up. A 12 × 14 bedroom is 168 sq ft.
This is a planning number, not a quote. Your written estimate is exact and free.
What common jobs cost
Here is how $3–$6 per square foot works out for the jobs we do most. Very small jobs can cost more per foot, because the setup and the finish coats take about the same time either way.
| Project | Typical size | Full sand & refinish |
|---|---|---|
| One bedroom | 150 sq ft | $450–$900 |
| Living + dining room | 500 sq ft | $1,500–$3,000 |
| Main living areas | 800 sq ft | $2,400–$4,800 |
| Whole main level | 1,000 sq ft | $3,000–$6,000 |
| Most of a two-story home | 1,500 sq ft | $4,500–$9,000 |
Clean, recoat or full refinish?
Not every tired floor needs sanding. Picking the lightest fix that works is the easiest way to save money.
| Option | Price | Best for | Time |
|---|---|---|---|
| Deep clean | $0.75–$1.50 / sq ft most homes $150–$400 | Dull floors with buildup, finish still intact | Usually 1 day |
| Screen & recoat | Less than a full sand; quoted after we see the finish | Dull or lightly scratched finish, same color | 1–2 days |
| Full sand & refinish | $3–$6 / sq ft | Scratches, gray wear, stains, any color change | 2–4 days for 600–1,000 sq ft |
Not sure which you need? See refinish or replace your hardwood, or have us look. We will tell you if a cleaning is enough.
What moves your price within $3–$6
Two floors the same size can land at opposite ends of the range. These are the reasons.
- How worn the floor is. Light wear sands out in fewer passes. Deep scratches, pet stains and gray traffic paths need more sanding and more time.
- Natural finish or a stain. A clear, natural finish is the most affordable. A custom stain color adds a step and dry time.
- The finish itself. Standard waterborne, a harder two-part waterborne, or oil-based. The tougher two-part finishes cost more and last longer in busy homes.
- Repairs before sanding. Rotted, split or badly stained boards get replaced and woven in first. See hardwood floor repair.
- Stairs. Priced per step, since every tread and nosing is sanded by hand. See stair refinishing.
- What is on the floor now. Old wax, layers of finish, paint drips or carpet glue clog sandpaper and slow the job down.
- Layout. One open room sands fastest. Lots of closets, hallways and small rooms mean more hand edging.
What your quote should include
A good quote lists
- Square footage of each room
- Sanding, edging and filling
- Stain color (or natural) and sample boards
- Sealer plus the number of finish coats
- Dust containment and cleanup
- Stairs, repairs and furniture moving, itemized
- The schedule, including dry time
Red flags
- One number with no breakdown
- No coat count, or one coat
- A buff-and-coat sold as a "refinish"
- No mention of moisture or repairs
- A price given over the phone, sight unseen
Why Hampton Roads floors are different
Coastal Virginia is hard on wood. Summer humidity stretches drying times, so we schedule coats around the weather and use finishes that cure properly in damp air. Homes on crawl spaces near the water can have cupped boards, and the moisture has to be fixed before sanding or the floor cups again. Beach sand works like sandpaper on finish, so homes near the oceanfront often benefit from a harder two-part finish.
Older homes in Hampton, Norfolk, Portsmouth and Newport News often hide original oak or heart pine under carpet. That wood is usually thick enough to sand, which makes refinishing a far better deal than replacement.
The owner measures in person, checks moisture and board thickness, and gives you an itemized written quote. Free, no pressure.
Quick answers
How much does it cost to refinish hardwood floors in Hampton Roads?
A full sand and refinish typically runs $3–$6 per square foot for labor. Lightly worn floors land near the low end; deep scratches, pet stains and custom colors push toward the high end. Stairs and board repairs are quoted separately.
How much does it cost to refinish 500 square feet of hardwood?
About $1,500–$3,000 for a full sand and refinish at $3–$6 per square foot, which covers a typical living and dining room.
Is it cheaper to refinish or replace hardwood floors?
Refinishing is almost always cheaper. A full refinish runs $3–$6 per square foot, while new solid hardwood runs $8–$14 per square foot installed, plus removing the old floor.
Does staining cost extra?
A natural finish is the most affordable. A custom stain color adds a step, and we brush samples on your own floor before you choose.
How are stairs priced?
Stairs are priced per step because each tread is sanded by hand. They are itemized on your written quote. See our stair refinishing page for options.
Do you charge for estimates?
No. Estimates are free, in person and written, with no obligation.
