Key Takeaways

Key Takeaways Renovation costs in Roswell have jumped 25-30% since 2024, with basic flips now requiring $40-60K budgets Contractor availability is tight — expect 2-3 month wait times for quality crews Ranch homes from the 1970s-80s offer the best flip potential with 15-20% margins still possible After-repair values in established neighborhoods are holding strong at $450K-650K range

Fix and Flip Reality Check: What Roswell's Renovation Market Really Looks Like in 2026

Look, I get calls every week from folks who watched some HGTV show and think they're gonna flip houses in Roswell for easy money. Let me tell you something — I've been buying and selling problem properties in North Georgia for over a decade, and the fix-and-flip game has gotten a whole lot more complicated lately.

Here's the straight truth about what's really happening in Roswell's renovation market right now.

The Numbers Don't Lie — But They're Not Pretty

I had an investor call me last month who bought a 1980s ranch in the Hembree Road area thinking he'd flip it for a quick $30K profit. Three months and $65K in overruns later, he's calling HOMESELL USA to get out from under it. This isn't unusual anymore.

Current renovation costs in Roswell are running about 25-30% higher than they were in 2024. What used to be a $35K lipstick flip is now pushing $50K. A full gut renovation that might have cost $75K two years ago? You're looking at $100K minimum now.

Here's what I'm seeing on actual renovation budgets:

• Cosmetic flip (paint, flooring, fixtures): $40-60K
• Moderate renovation (kitchen, baths, systems): $75-100K
• Full gut job: $120-150K+

And that's if everything goes according to plan — which it rarely does.

The Contractor Crunch is Real

Finding reliable contractors in Roswell right now is like finding a unicorn. The good crews are booked solid for 2-3 months out, and the available ones... well, let's just say there's usually a reason they're available.

I work with dozens of investors through HOMESELL USA, and the biggest complaint I hear isn't about finding deals — it's about getting the work done on time and on budget. One investor I know has been waiting four months for a kitchen contractor to even start his project in the Riverside Road area.

The contractor shortage is driving up costs too. Crews that used to charge $15 per square foot for flooring are now asking $20-25. Bathroom renovations that were $12K are now $18K. It's simple supply and demand.

What's Causing the Shortage?

A few things are happening here. First, Roswell's been growing like crazy — new construction is eating up a lot of the skilled labor. Second, a bunch of contractors got burned during the 2022-2023 slowdown and either left the business or got pickier about their jobs. Third, insurance and licensing costs have gone up, so the smaller operators are pricing themselves accordingly.

Property Types That Still Make Sense

Despite the challenges, there are still profitable flips happening in Roswell. You just have to be smarter about what you buy and how much you pay for it.

The sweet spot right now: Ranch homes from the 1970s and 1980s in established neighborhoods like Hembree Grove, Riverside, and parts of Woodstock Road. These homes typically have:

• Solid bones but dated finishes
• Good lot sizes (quarter-acre plus)
• Layouts that don't need major reconfiguration
• Strong neighborhood comps in the $450K-650K range

I'm seeing successful flippers buy these properties in the $280K-350K range, put $50-75K into them, and sell for $475K-575K. That's still a decent margin if you manage your costs carefully.

What to avoid: Anything that needs major structural work, homes with foundation issues, and properties in flood zones. The carrying costs and permit delays will eat your lunch.

The Margin Reality Check

Let's talk real numbers. A successful flip in Roswell today needs to generate at least 15-20% return on total investment to be worth the risk and hassle. Here's how that math typically works:

Example Deal Breakdown:

• Purchase price: $320K
• Renovation costs: $60K
• Holding costs (6 months): $15K
• Selling costs (agent, closing, etc.): $25K
• Total investment: $420K
• Sale price needed for 20% margin: $505K

That's doable in many Roswell neighborhoods, but you need to buy right and manage your renovation budget like a hawk.

Market Conditions That Matter

The Roswell market has some unique characteristics that flip investors need to understand. This isn't Atlanta proper — buyers here are looking for suburban family homes with good schools and established neighborhoods.

After-repair values have been relatively stable in the $400K-700K range for renovated properties, depending on the area. The Roswell school district is a major draw, so properties in those boundaries hold their value better.

Days on market for properly renovated homes is running about 30-45 days, which is reasonable but not the quick flips we saw in 2021-2022. Budget for at least 60 days of carrying costs to be safe.

Getting Your Numbers Right

Look, I've seen too many wannabe flippers get crushed because they didn't do their homework on the front end. Before you buy anything in Roswell for a flip, you need to know:

• Exact renovation costs (get three bids minimum)
• Recent comparable sales within a quarter-mile
• How long renovated homes are sitting on the market
• What buyers in that price range actually want

At HOMESELL USA, we work with a network of investors who've been through this process hundreds of times. They'll tell you the same thing I'm telling you — the margins are thinner now, but the deals are still there if you know what you're looking for.

The Bottom Line

Fix and flip investing in Roswell can still work in 2026, but it's not the easy money game it used to be. You need more capital, better contractors, and realistic expectations about timelines and profits.

If you're thinking about getting into this market, start by understanding your true costs and having enough cash reserves to handle the inevitable overruns and delays. And if you're already in a flip that's gone sideways, don't let pride keep you from cutting your losses.

Whether you're looking to buy your first flip property or need to get out of one that's gone wrong, I'm here to give you straight answers about what's really happening in today's market. No judgment, no pressure — just the truth about what it takes to succeed in Roswell's renovation game.

If you're dealing with a problem property or looking for off-market opportunities in Roswell, give Uncle Charles a call. I've been helping investors and homeowners navigate these situations for years, and I'm always happy to share what I know.

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