National cost sites quote $4–$8 per square foot. They don't refinish floors — we do. Below are the real 2026 rates we quote across the DMV, the same numbers we bring to your walkthrough. No estimate form required to read them.
That's labor for a full sand and finish, and for refinishing it's the whole cost — there are no flooring materials to buy, because we're restoring the wood you already own.
Pick the finish, multiply by your square footage. That's the labor cost. These are the exact rates in our instant calculator.
| Finish | Rate | Best for |
|---|---|---|
| Natural — 2 coats oil (builder's grade) | $2.69/sq ft | Rentals, flips, and budget-conscious whole-home refreshes |
| Natural — 3 coats oil polyurethane | $2.99/sq ft | Our most-requested finish. The extra coat is where durability lives |
| Natural — 3 coats water-based low-VOC | $3.50/sq ft | Occupied homes, kids and pets, fast dry times, minimal odor |
| Stain + sealer + 2 coats oil poly | $3.50/sq ft | Changing the colour of the floor — greys, espresso, custom matches |
| Stain + sealer + 2 coats water-based | $3.99/sq ft | Colour change in an occupied home — low odour, fast dry |
| Exotic wood — natural, 3 coats oil or water-based | $3.99/sq ft | Hickory, walnut, bamboo and other species that sand differently |
| Exotic wood — stain + sealer + finish | $4.74/sq ft | Staining an exotic species — the natural exotic rate plus $0.75/sq ft |
Rates above are for oak — red or white — which is what most DMV homes have.
Maple is denser than oak and burnishes if you rush it, so it sands slower. Exotic species are harder again. Those rates are published rather than sprung on you at the walkthrough.
| Species | Natural finish | Stained |
|---|---|---|
| Oak — red or white | Included | Included |
| Maple | +$0.50/sq ft | +$0.75/sq ft |
| Exotic — hickory, walnut, bamboo | $3.99/sq ft flat | $4.74/sq ft flat |
Example: 1,000 sq ft of maple, natural 3-coat oil = $2.99 + $0.50 = $3.49/sq ft, or $3,490. Stained maple = $3.50 + $0.75 = $4.25/sq ft.
Three actual-size projects, priced with the rates above. The math is shown so you can run your own square footage.
Compare: at Homewyse's published $6.49/sq ft, that 800 sq ft floor would be quoted around $5,192. Same work.
Stairs are priced per step, not per square foot — they're slow, detailed handwork. Board repairs are per board.
| Item | Price | Notes |
|---|---|---|
| Sand & finish treads — natural | $60/step | Standard closed staircase |
| Sand & finish treads — stained | $80/step | Colour-matched to the new floor |
| Open steps with spindles | $90/step | Cutting in around each spindle by hand |
| Install treads + risers (labor) | $75/step | Replacing rather than refinishing |
| Board repair — boards 1–25 | $20/board | Water damage, pet stains, cracked boards |
| Board repair — boards 26–50 | $10/board | Volume rate once the crew is set up |
| Over 50 boards | Free photo quote | Send photos — priced within 24 hours |
Most homeowners assume they need a full refinish. Often they don't, and we'll tell you so at the walkthrough.
| Buff & coat (screen & recoat) | Full refinish (sand to bare wood) | |
|---|---|---|
| What happens | Abrade the worn finish, lay fresh finish on top | Sand to raw wood, optional stain, rebuild the finish |
| Right when | Surface is dull or lightly scratched, wood is sound | Deep scratches, greying, water damage, colour change |
| Downtime | Walkable in hours | Several days including cure time |
| Removes deep scratches | No | Yes |
| Can change colour | No | Yes |
If a contractor quotes a full refinish without checking whether a buff and coat would do, get a second opinion. It's the most common way homeowners overpay on floors.
Slightly, and we publish exactly how much rather than hiding it in the quote.
| Area | Rate | Cities |
|---|---|---|
| Maryland | Base rate | Severn · Annapolis · Baltimore · Columbia · Bowie · Ellicott City · Rockville · Bethesda · Silver Spring · Potomac · Hanover · Odenton · Crofton · Gambrills |
| Washington DC | Base +5% | Capitol Hill · Georgetown · Dupont Circle · Woodley Park · Mount Vernon Triangle · all 8 wards |
| Northern Virginia | Base +5% | Arlington · Alexandria · Fairfax · McLean · Falls Church · Tysons · Vienna · Reston |
The 5% covers parking, permits and access time in the District and inner NoVA — not a different quality of work.
If the wood is too far gone to save, installation is labor plus materials. Both are listed separately so you can see exactly what you're paying for.
| Service | Labor | Typical materials |
|---|---|---|
| Hardwood install — unfinished (sand & finish on site) | $2.49/sq ft | Red oak $3.49 · White oak $4.49/sq ft |
| Hardwood install — prefinished | $2.99/sq ft | From $4.99/sq ft |
| Engineered hardwood (nail/staple) | $2.99/sq ft | $3.45–$4.49/sq ft |
| Luxury vinyl plank (click/floating) | $1.99/sq ft | $1.99 builder · $2.99 mid · $3.99 premium |
Materials include a 10% waste factor, which is standard and necessary — cuts, transitions and the odd defective plank. Supplying your own materials is fine; you'd pay labor only.
Between $2.69 and $4.74 per square foot depending on the finish. A typical 800 sq ft main floor with a 3-coat oil polyurethane finish runs about $2,392. There are no material costs on a refinish — you already own the wood.
Those figures are national averages published by cost-comparison websites that don't perform the work. They blend expensive markets, general contractor markups and lead-generation fees into the number. You're reading our direct rate.
$60 per step for natural sand and finish, $80 with stain, $90 for open steps with spindles. A standard 13-step staircase is $780 natural. Stairs are priced per step because they're detailed handwork, not floor area.
If the wood is structurally sound and only the finish looks tired, a buff and coat restores it in a single visit and costs far less. A full sand is needed for deep scratches, grey or water-damaged wood, or a colour change. We tell you honestly which one your floor needs.
$20 per board for the first 25, $10 per board for boards 26–50. Beyond 50 boards we quote from photos, free, within 24 hours. Repairs are usually combined with a refinish so the new boards blend in.
No. Dust-containment equipment is included at no extra charge on every job we do — it isn't an upsell.
A typical home is 3–5 days including cure time. Water-based finishes dry faster and are the usual choice when the house stays occupied. A buff and coat is walkable the same day.
It's the same rate card we use at the walkthrough. We confirm square footage and floor condition in person before anything is final, and approving your quote online takes another 5% off labor, finish, stairs and add-ons.
Pick your service, square footage and finish. See the range instantly — no phone call, no waiting on a callback. Approve online and take 5% off.