Pull up the carpet in a lot of 1940s to 1970s DMV homes and you'll find oak hardwood underneath. Refinishing it is one of the best returns in home improvement, often a fraction of the cost of new flooring.
TWO LEVELS OF REFINISHING
| Option | What It Does | Typical DMV Cost |
|---|---|---|
| Screen and recoat (buff and coat) | Light abrasion + new topcoat; refreshes dull floors | $1.50 – $2.50 / sq ft |
| Full sand and refinish | Sands to bare wood, optional stain, 2–3 coats finish | $3.50 – $6.00 / sq ft |
| Sand + refinish with board repairs | Above, plus replacing damaged boards | $5.00 – $8.50 / sq ft |
WHEN A RECOAT IS ENOUGH
If the finish is dull and lightly scratched but not worn through to bare wood, a screen and recoat restores the shine at roughly half the cost. If you see gray wood, deep scratches, pet stains or want a color change, you need a full sand.
WHAT RAISES THE PRICE
- Stain (vs. natural): adds about $0.75 to $1.50 per sq ft
- Stairs: priced per step, often $50 to $100 each
- Pet urine stains: dark stains rarely sand out; boards need replacing
- Removing carpet, tack strips and staples
- Water-based vs. oil-based finish: water-based costs a bit more, dries faster and doesn't yellow
DRY TIMES AND MOVING BACK IN
| Finish | Light Foot Traffic | Furniture | Rugs |
|---|---|---|---|
| Water-based polyurethane | ~24 hours | 2–4 days | 2 weeks |
| Oil-based polyurethane | ~48 hours | 4–7 days | 2–4 weeks |
Plan to stay out of the rooms during the job. Oil-based finishes have a strong odor for several days.
CAN EVERY FLOOR BE SANDED?
Solid 3/4 inch hardwood can be sanded many times. Engineered hardwood depends on the wear layer. See refinishing engineered hardwood. Floors that have been sanded many times may show nail heads or tongue edges; those need replacement.
Refinishing hardwood before listing a house is one of the highest-return projects we do, because buyers in the DMV consistently pay more for real wood floors.
RELATED READING
CAN YOU REFINISH ENGINEERED HARDWOOD?
Wear layer thickness decides it. How to check, your options, and what each costs.
CARPET STAIRS TO HARDWOOD: DMV COST GUIDE (2026)
Refinish what's under the carpet or add new treads, plus risers, railings and realistic costs.
FLOORING INSTALLATION COSTS: DC, MD & VA (2026)
LVP, hardwood, tile, carpet — what flooring installation actually costs in the DMV, broken down by material and what drives your final number.
Planning a project? See our Flooring Installation service page for scope, process and recent work.
BOOK A CONSULTATION IN THE DMV
We respond within 15 minutes. No obligation, no pressure — just a clear, itemized estimate.
Book Your Consultation