Fixer-Upper Renovation & Remodeling Specialist in San Diego, CA
We find the right property, evaluate it before you make an offer, unlock renovation loans, and manage the full renovation from start to finish.
The Problem We Solve
Most people find a fixer on Zillow, fall in love with it, and start figuring out what the renovation will actually cost after they're already in contract. By that point they're emotionally committed, the clock is ticking on their inspection contingency, and they're making one of the biggest financial decisions of their life based on guesses. Most either overpay and find out later, or get scared and walk away from a property that might have been exactly right.
The problem is that a renovation estimate from a quick walkthrough is only as good as the person doing the walking. Unless that person is a licensed general contractor who has built hundreds of homes and knows what everything costs in San Diego and Orange County, you're guessing. And this process moves fast, so you need someone who knows what they're looking at, is already on your team, and is accountable to you from the start.
That's what Buildable is. We get involved before you buy, not after. We find properties worth looking at, walk every one of them with a builder's eye, and give you directional cost data before you make an offer. So when you decide to move forward, you're doing it with a real picture of what you're getting into, not finding out six months later that the renovation costs doubled and the deal you thought you made wasn't a deal at all.
Why Fixer-Uppers Make Financial Sense Right Now
San Diego's housing market doesn't leave a lot of room. Move-in ready homes in desirable neighborhoods are expensive and move quickly, inventory over priced, and you're usually competing against multiple offers just to pay full price for someone else's finishes.
A fixer-upper changes the math. You're buying at a discount in the same neighborhood, customizing the home exactly the way you want it, and financing both the purchase and renovation through a single loan with only 20% down on the entire budget (home + renovation) You get the location you want, the home you want, and you build equity in the process.
The catch is that most people do it wrong. They overpay for a property they didn't properly evaluate, underestimate the renovation scope, and end up spending just as much as they would have on a turnkey home. That's the problem Buildable exists to solve.
We Find the Fixer.
Most GCs Won't.
Most general contractors need you to already own a property before they'll get involved. Or you scramble to find anyone that will come check out the property before you put in an offer. You handle the search, the evaluation, the offer, and the purchase and then you call a GC. By then, the most important decisions have already been made without builder input.
We do it differently. Buildable gets involved at the search stage, before you've committed to anything.
Here's how it works…
Buildable’s Process
Step 1: Define Your Vision and Budget
We start with a 90-minute conversation to understand what you're looking for: target neighborhoods, must-have features, total budget, renovation style preferences, and timeline. This upfront alignment lets us build a search profile and pre-position renovation loan documentation, so the moment we find the right property, we can move fast.
Step 2: Active Search for On-Market and Off-Market Properties
We don't just send you Zillow listings. We run targeted marketing campaigns aimed at neighborhoods and property types that match your vision, and we reach directly into our network of real estate agents, wholesalers, and off-market sellers to surface properties that haven't hit the public market. Some of our best finds come from homeowners who weren't actively planning to sell until we contacted them.
Step 3: On-Site Evaluation with a Builder's Eye
Once we have a shortlist, we tour every property with you. A regular buyer sees the kitchen, bathrooms, and floors. As a licensed general contractor with 1,000+ homes built, we're evaluating structural condition, mechanical systems, permit history, foundation, electrical panel, roof, and plumbing in real time. We're not looking at what the home is, we're looking at what it takes to make it what you want.
Step 4: Pre-Offer Renovation Cost Assessment
Before you make an offer, we give you directional cost data on what the renovation will actually take. This isn't a ballpark from a quick walkthrough, it's a grounded high level estimate from a GC who has priced out hundreds of similar projects in San Diego with accountability to it. Once you're in contract, we refine that estimate into a detailed renovation plan and budget. This is the protection that keeps you from buying a money pit.
Step 5: Renovation Loan Documentation and Approval
If you're using a renovation loan, we prepare the builder documentation required for lender approval during escrow. Most renovation loan applications stall because the buyer doesn't have a GC ready with estimates and scope of work. Because Buildable is involved from the start, that documentation is ready when you need it. We're approved with multiple commercial banks that offer this product.
Step 6: Renovation Execution
Once design is finalized and permits are approved, we move into construction. As your general contractor, Buildable manages subcontractors, coordinates inspections, and keeps you updated through our digital platform. Cosmetic renovations typically take 8 to 12 weeks. Mid-range renovations take 3 to 4 months. Full gut renovations take 4 to 6 months or longer depending on scope.
Not Every Fixer Is Worth Buying.
San Diego and Orange County have no shortage of homes that need work. What it has a shortage of is homes that need the right kind of work at the right price. After evaluating hundreds of properties, here's how we think about what's worth pursuing and what isn't.
Here’s what we look for.
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Paint, flooring, outdated kitchens, and tired bathrooms are all fixable at a reasonable cost. Foundation problems, bad framing, failing plumbing systems, and water intrusion are a different story entirely. We know the difference on a walkthrough, and we'll tell you straight which one you're looking at.
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Unpermitted additions and unpermitted work are a liability that transfers to the new owner. We check what was done legally and what wasn't before you're in contract, so there are no surprises when you go to pull permits for your renovation.
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HVAC, electrical panels, plumbing, and roofs are expensive to replace and easy to miss on a casual walkthrough. We factor real replacement costs into our evaluation, not optimistic guesses.
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The best-renovated fixer in the wrong neighborhood is still a bad investment. We look at what fully renovated homes are actually selling for within close proximity, and whether the renovation budget you're considering makes financial sense given those numbers.
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We think about what the finished home will be worth, not just what it costs to get there. If the numbers don't work, we tell you, even if you love the house.
How to Finance a Fixer-Upper in San Diego
One of the most underutilized tools in San Diego and Orange County real estate is the renovation loan, a financing product that covers both the purchase price and the renovation cost in a single loan, which converts to a standard 30-year mortgage when construction is complete.
Here's why it changes the math on a fixer-upper:
You finance both the purchase and the renovation together at close, putting 20% down on the combined total. So if your all-in budget is $1,500,000, say $1,200,000 for the home and $300,000 for the renovation, you only need $300,000 down. You pay interest only during construction, and when the work is done you have one monthly payment at your locked mortgage rate. The equity you created through the renovation is baked in from day one.
Most renovation loan applications slow down or fall apart because the buyer doesn't have a GC organized and approved by the lender from the start. The lender needs renovation estimates, scope of work, and timeline documentation, and pulling that together mid-escrow is stressful and slow, and impossible without planning. Because Buildable is involved from the beginning of your search, that documentation is ready to go when you need it. We're also approved by a number of commercial banks that offer this product, which is what makes this approach possible in the first place.
What Does A Fixer-Upper Renovation Cost In San Diego?
Renovation costs in San Diego can vary wildly depending on what you want, the condition of the property, and the neighborhood. Before we start looking at homes, we interview you to understand your vision, priorities, and must-haves. That conversation lets us build high-level cost estimates upfront so we're searching in the right budget range from day one, not falling in love with a property and then discovering the renovation costs don't fit.
As a general starting point, we suggest allocating roughly 75% of your total budget to the home purchase and 25% to the renovation. That ratio shifts depending on the scope of what you're doing. If you're adding square footage, reconfiguring the layout, or taking on a full gut, the renovation percentage goes up accordingly.
Here's a general framework for renovation costs in San Diego:
Cosmetic Renovation: $75,000 to $150,000
New flooring, paint, kitchen refresh, bathroom updates, landscaping. The house is structurally sound and the mechanical systems are in good shape. You're updating finishes, not rebuilding systems.
Mid-Range Renovation: $150,000 to $300,000
Full kitchen and bathroom remodels, new HVAC, updated electrical and plumbing, possibly an addition or layout reconfiguration. You're making the home feel new throughout.
Full Scale Renovation, plus additions: $300,000 and above
Down to the studs. New mechanical systems, new layout, structural work, everything replaced. This is the highest-risk category and where pre-purchase evaluation matters most.
It's also worth knowing that a full renovation opens up a much larger pool of potential properties. If a home is a little smaller than what you had in mind, an addition can change that entirely. By expanding your search to include homes you'd normally filter out on size, we can find opportunities in neighborhoods and at price points that wouldn't otherwise be available to you.
These numbers are directional until we've walked the property and evaluated the actual scope. Your real number depends on the specific home, your vision for the finished product, and current subcontractor pricing in San Diego.
If you want a real number for a specific property, schedule a free consultation and we'll walk through it with you.
Why Buildable vs. Just Hiring A GC After The Buy
We Get Involved Before You Buy
The traditional approach goes like this: you find the property, buy it, then start calling contractors for bids. By the time you have an accurate renovation cost, you've already made the most expensive decision. Buildable changes where in the process a builder gets involved. We're with you at the search stage, before you're committed. That's a fundamentally different kind of help.
One Partner Instead of Four
Working with Buildable means you're not managing a real estate agent, a home inspector, a designer, and a general contractor separately and hoping they all communicate with each other. We manage all of these partners and make it easy for you. One partner, accountable for the outcome, from the first property tour to the final walkthrough.
Deep Roots in Real Estate
Our team has 50+ years of combined real estate experience, and we're not just builders. We've personally bought, renovated, and sold homes in this market. We know what a smart investment looks like from every angle because we've made those decisions ourselves. That perspective is something you won't get from a GC who has only ever been hired to build, not to invest
Fixer-Uppers We've Transformed Across San Diego
Explore how we’ve helped clients turn vision into value. Real projects, real results.
How It Works FAQs
How is Buildable different from other builders?
Buildable manages the entire process, from finding a fixer-upper to handing you the keys to your renovated home. Unlike traditional contractors who get involved after you've already purchased a property, we join the process at the search stage, before you've committed to anything. We find properties, evaluate them with a builder's eye, provide directional cost data before you make an offer, and manage the full renovation as your general contractor.
Do you only work with fixer-uppers, or do you also build custom homes?
We do both. Buildable builds custom homes from the ground up and handles fixer-upper renovations across San Diego, Orange, Riverside, and Los Angeles counties. Some clients come to us knowing they want to build from scratch, others are weighing a fixer against a new build. We help you think through which path makes more sense for your goals, budget, and timeline.
How do you find off-market fixer-uppers in San Diego?
We use a proprietary Active Search process that combines targeted marketing campaigns with direct outreach to our network of real estate agents, wholesalers, and developers. Many of the best fixer opportunities we find are properties that were never listed publicly. Sellers who weren't actively marketing their home but were open to the right offer when we reached out.
How do you know what a renovation will cost before I buy the property?
We walk every property with a licensed general contractor who has priced out hundreds of similar projects in San Diego. We evaluate structural condition, mechanical systems, scope of work, and neighborhood context in real time. The cost assessment we provide is directional, a grounded estimate based on real experience, not a number pulled from a calculator. Once you're in contract, we refine that estimate into a full renovation plan and budget.
What does a fixer-upper renovation cost in San Diego?
Renovation costs vary based on scope. A cosmetic renovation typically runs $75,000 to $150,000 and covers new flooring, paint, kitchen refresh, and bathroom updates. A mid-range renovation runs $150,000 to $300,000 and includes full kitchen and bathroom remodels, new HVAC, and updated electrical and plumbing. A full gut renovation starts at $300,000 and above. As a general starting point, we suggest allocating roughly 75% of your total budget to the home purchase and 25% to the renovation, though this shifts based on your scope.
What is a renovation loan and how does it work?
A renovation loan covers both the purchase price and the renovation cost in a single loan, which converts to a standard 30-year mortgage when construction is complete. You put 20% down on the combined total. So if your all-in budget is $1,500,000, with $1,200,000 for the home and $300,000 for the renovation, you only need $300,000 down. You pay interest only during construction, and when the work is done you have one monthly payment at your locked mortgage rate. Buildable is approved by a number of commercial banks that offer this product and handles all the builder documentation the lender requires during escrow.
What if I'm worried about cost overruns on a renovation?
It's a fair concern. The main reason renovations go over budget is that the cost wasn't accurately scoped before the work started. Our process is built to prevent that. We give you a directional cost estimate before you make an offer, refine it into a detailed budget once you're in contract, and lock in pricing with our subcontractors before construction begins. Change orders can still happen if you decide to expand scope mid-project, but you'll never get a surprise bill from us. Every change goes through you first.
How long does a fixer-upper renovation take?
Most renovations take 3 to 6 months depending on scope. A cosmetic renovation can be done in as little as 8 to 12 weeks. A full gut renovation will take longer, particularly if structural work or additions are involved. The permitting timeline also varies by city. Some San Diego municipalities process permits faster than others. We provide a realistic timeline based on your specific project.
Can I live in the home during the renovation?
It depends on the scope. For a cosmetic renovation where only certain areas of the home are being worked on, it's sometimes possible. For a mid-range or full gut renovation, it's usually not practical and can actually slow the project down. We'll give you an honest answer based on your specific project.
What is the minimum budget to work with Buildable on a fixer-upper?
We work with clients who have an overall budget of $1M or more across the purchase price and renovation combined. If your budget is at or above that threshold, schedule a consultation and we'll walk through what's realistic in the neighborhoods you're targeting.
What areas do you serve for fixer-upper renovations?
We primarily serve San Diego County, including North Park, South Park, Clairemont, Encinitas, Carlsbad, Escondido, La Jolla, Del Mar, Point Loma, and surrounding areas. We also work in parts of Orange County, Riverside County, and Los Angeles County.
What neighborhoods are best for fixer-upper ROI in San Diego?
North Park, South Park, Clairemont, Normal Heights, University Heights, and parts of North County like Encinitas and Carlsbad tend to offer strong combinations of lower entry prices, renovation upside, and solid resale values. The right neighborhood depends on your budget, lifestyle, and goals. We help you think through this as part of the search process.
What if I already found a property I want to renovate?
We can evaluate it and take the project from there. Get in touch and tell us about the property. We'll give you our honest assessment of the scope, the cost, and whether it's worth moving forward.
How do I get started with Buildable?
The first step is a free consultation. Tell us what you're looking for, what your budget is, and which neighborhoods you're considering. We'll walk through your situation, answer your questions, and let you know honestly whether a fixer-upper or a custom build makes more sense for you. No pressure, no pitch.
We are an A&B licensed building company that has delivered 1,000+ homes.
General Building and Engineering License (#1080271)
Subject Matter Expert (SME) for California Contractors State License Board
Featured in the San Diego Business Journal
Cited by Redfin as a trusted resource on home building and renovation