How Much Does It Cost to Refinish Hardwood Floors? (Price Guide)

Refinishing brings an old hardwood floor back by sanding off the worn surface and applying a new stain or finish. It costs far less than replacing the floor, and it can be done several times over the life of solid hardwood. The price depends on the area, the wood, the process, and the condition of the boards.

Prices below come from published guides, checked as of Oct 11, 2026. Almost all are quoted per square foot, so measure the floor area first. Remember to include closets and hallways that share the same flooring.

This Old House lists professional refinishing at $3 – $8/sq ft, and NerdWallet reports the same range. Wood species changes the number. Oak, which is the most common, is listed at $3 – $5/sq ft. Pine is $4 – $7/sq ft, maple is $5 – $8/sq ft, and mahogany is $6 – $8/sq ft. Harder or more exotic woods can take longer to sand and finish, which may explain part of the difference.

Not every floor needs the full treatment. The process you choose matters as much as the wood.

A full sanding runs $3 – $5.50/sq ft, and staining adds $1 – $3/sq ft. Recoating without sanding is the lightest option at $1 – $2/sq ft. It refreshes a floor that is dull but not deeply scratched, since the new coat bonds to a lightly abraded finish. Dustless refinishing, which uses sanders connected to vacuum systems, costs $5 – $8/sq ft. It cuts down on dust in the house, and the extra equipment is built into the price.

If you prefer totals, This Old House gives two examples.

A 250 square foot room is listed at $1,505 – $1,822, and a 500 square foot floor at $2,894 – $3,488. These are narrower than the per square foot ranges, so they may reflect typical jobs without extra repairs. Many contractors have a minimum charge, which makes small rooms cost more per square foot.

Floors often need more than sanding and a new coat.

Repairing scratches, gouges, and loose boards is listed at $6 – $12/sq ft. Removing old carpet and disposing of it runs $1 – $5/sq ft, which matters if you are uncovering hardwood under carpet. Moving furniture is $20 – $50 each per room if the contractor does it. You can save on that item by clearing the rooms yourself.

• Floor area. More square feet cost more in total, though large jobs may get a lower rate.
• Wood species. Oak is at the low end of the sources listed, with maple and mahogany higher.
• Process. A recoat is much cheaper than a full sand, stain, and finish.
• Floor condition. Deep scratches, pet stains, water damage, and gaps need repair.
• Finish type. Water-based, oil-based, and hardwax finishes differ in price, dry time, and look.
• Stain color. Custom colors and multiple coats take more time.
• Dust control. Dustless systems raise the rate.
• Stairs. Steps are slow, detailed work, and may be priced per step.
• Location. Rates vary by region.

Solid hardwood can be sanded several times, so refinishing is usually the better value when the boards are sound. Thin engineered flooring has a limited wear layer, and sanding it too much can damage it. Check the thickness of the top layer before deciding. Replacement is more reasonable when there is widespread water damage, rot, or boards that are cupped or loose in many places. A flooring professional can inspect the floor and tell you which route fits.

The two sources below report the same range, and that range is wide.

The spread comes from the wood, the process, and what the quote includes. A rate for sanding and one coat is lower than one with stain, multiple finish coats, and repairs. Local labor costs matter as well.

Renting a drum or orbital sander is possible, but a drum sander can gouge a floor quickly in unpracticed hands. Edges, corners, and stairs need extra tools. Sanding also creates a lot of dust, and finishes release fumes, so good ventilation is a must. A pro finishes faster and usually gets a more even result. If you do it yourself, expect to pay for rented equipment, abrasives, and finish, and plan for a long drying time before furniture goes back.

• Does the price include sanding, stain, and how many coats of finish?
• What finish is used, and how long before I can walk and put furniture on the floor?
• Are repairs, furniture moving, and stairs included?
• What dust control is used?
• Can I see photos of floors you have finished?