Burnsville kitchen and bathroom remodeling costs in 2026: kitchen refresh $16K–$42K, gut remodel $45K–$90K, bathroom remodel $14K–$38K. What to expect remodeling a 1970s–80s split-level in Burnsville, from wall removal permits to contractor selection.
Burnsville was developed in the 1970s and 1980s, and that era left a specific footprint across the city: split-levels and ramblers with compartmentalized kitchens, one-and-a-half bathrooms, and floor plans that made sense for 1975 but feel closed-off by today's standards. The kitchen is often separated from the dining or living area by a half-wall or a full partition wall. Opening that space is one of the most common requests we field from Burnsville homeowners.
The good news is that 1970s split-levels in Burnsville often have more flexible structural options than the post-war ramblers in Bloomington or Richfield. Construction from this era frequently used platform framing rather than balloon framing, which means interior walls are easier to evaluate and, in many cases, the kitchen-to-dining wall is not load-bearing. That reduces the structural cost component compared to opening up a 1950s home.
Burnsville kitchen remodels fall into three categories, and the split-level floor plan shapes all three.
A refresh keeps the existing layout and cabinet boxes intact. The most common Burnsville refresh covers cabinet door replacement or repainting, new quartz countertops, a new sink and faucet, undercabinet lighting, new hardware, and updated appliances. For a typical Burnsville kitchen in the 130 to 180 square-foot range, this scope runs $16,000 to $30,000 depending on countertop selection and whether the appliances are included.
If the cabinet boxes are solid but dated, refacing — replacing the doors and drawer fronts while keeping the existing frames — is a cost-effective alternative that runs $8,000 to $18,000 for most Burnsville kitchens. It does not address layout, but it produces a visual change that is hard to distinguish from full replacement.
When the cabinet boxes have failed or the owner wants a fundamentally different storage configuration, full replacement is the right move even if the layout stays the same. New semi-custom cabinets, quartz countertops, new flooring, and updated plumbing and electrical in a Burnsville split-level kitchen run $35,000 to $55,000. This scope requires a permit from Burnsville Building and Inspections for the plumbing and electrical work.
When the half-wall or partition between the Burnsville kitchen and the dining or family room comes down, the project becomes a gut remodel. If the wall is non-load-bearing, the structural work is minimal — opening a typical partition wall runs $2,000 to $6,000 including patching and framing. If the wall turns out to be load-bearing, add $8,000 to $16,000 for an engineered beam and posts.
A full gut remodel in Burnsville covers structural work, new semi-custom or custom cabinetry, an island if the new footprint supports it, quartz or stone countertops, new appliances, new flooring through the combined space, and updated lighting. Total cost runs $50,000 to $90,000. Labor in Dakota County runs $70 to $105 per hour for experienced remodelers.
For a detailed look at what open-concept work involves, see our open-concept kitchen remodel guide.
The original bathrooms in 1970s Burnsville homes were functional but minimal: a 5-by-8 hall bath with a tub-shower combo, single vanity, and basic tile. Many of these bathrooms have held up structurally, but they feel dated and small. The tile work from this era is typically 4-by-4 ceramic in earth tones — harvest gold, avocado, or beige — and the vanities are builder-grade with plastic laminate countertops.
Unlike the 1950s bathrooms in Bloomington or Richfield, where original cast-iron tubs and ceramic tile may still be structurally sound, 1970s Burnsville bathrooms typically used fiberglass tub-shower units. These do not reglaze well — the fiberglass surface does not hold a refinishing coat as reliably as cast iron — so when the tub is pitting or staining, replacement is usually the better call.
A full 5-by-8 bathroom remodel in a Burnsville split-level typically covers: demolition of the existing tub-shower unit, wall tile, and vanity; new cement board or Schluter substrate; new porcelain tile on the floor and shower walls; a new 36-inch vanity with a stone top; new toilet; new fixtures; and new lighting. This scope runs $18,000 to $28,000 with standard tile selection.
Converting the tub to a curbless shower — a popular request from homeowners in their 50s and 60s who want aging-in-place design — adds $4,000 to $10,000 to the base cost, primarily for the linear drain, the niche, and the additional tile area. See our curbless shower design guide for a full breakdown of this scope.
Many Burnsville split-levels were built with one full bathroom and one powder room. Adding a second full bath — usually in the lower level or by converting an unused bedroom — requires rough plumbing to the new location, which is the dominant cost driver. A new full bath in a finished Burnsville lower level typically runs $24,000 to $45,000 depending on how far the plumbing needs to run and whether the ceiling in the space below can accommodate the drain lines.
Burnsville homes on slab are rare, but if your home has a slab foundation and the new bath requires a floor drain, budget for concrete cutting and patching. That scope adds $3,000 to $8,000 above the standard addition cost.
Heated tile floors are a practical and popular upgrade in any Minnesota bathroom remodel. During a full tear-out, adding electric radiant heat is straightforward — the mats go down before the tile, and the thermostat replaces a standard switch. For a typical Burnsville hall bath, the heated floor addition runs $800 to $1,800 installed. See our heated floor cost guide for system comparisons and total costs.
Burnsville Building and Inspections handles all residential remodeling permits. Kitchen and bathroom remodels that involve plumbing, electrical, or structural changes require a building permit. Plan review for residential remodels typically runs 5 to 7 business days, and inspection scheduling is usually within 2 to 3 days of request.
Burnsville has no heritage preservation overlay district, so there are no additional reviews for exterior-visible changes on most properties. Homes near Crystal Lake, Lac Lavon, or other water bodies may be subject to shoreland or floodplain zoning for exterior work — verify with Burnsville Planning before scoping any exterior additions.
Minnesota requires a licensed residential contractor for any project over $15,000 or involving mechanical systems. Verify any contractor's license with the Minnesota Department of Labor and Industry (DLI) before signing a contract. The DLI license lookup is free and takes less than a minute.
For Burnsville split-level work, ask specifically about the contractor's experience with split-level floor plan modifications. The staggered levels create specific framing and plumbing routing challenges that a contractor who primarily works in newer construction may not encounter regularly. A contractor who has done multiple Burnsville or Apple Valley split-level remodels will price the work more accurately.
Get three quotes for any project over $20,000, and make sure each quote addresses the structural scope in writing if a wall is being removed or modified. An allowance for structural work is not a firm price. A detailed scope of work protects you from surprises after demolition begins.
Burnsville sits in the mid-range of Twin Cities suburb remodeling costs. Labor rates in Dakota County are slightly lower than Hennepin County, which can make Burnsville projects 5 to 10 percent less expensive than comparable work in Edina, Plymouth, or Wayzata. Material costs are consistent across the metro.
The biggest factor unique to Burnsville is the split-level floor plan, which affects both kitchen and bathroom work. Split-level kitchens are often positioned between the entry level and the lower level, which limits expansion options that would be straightforward in a single-story rambler. Any project that requires moving plumbing or adding bathroom rough-in needs to account for the level change and the drain routing.
For Twin Cities resale data by project type, see our kitchen remodel ROI guide.
We work throughout the south metro, including Burnsville, Bloomington, Richfield, and Apple Valley. If you are planning a kitchen or bathroom remodel in Burnsville and want a realistic cost estimate for your specific home and scope, use the quote form on this site. We respond within one business day and can meet at your home for projects in the Burnsville area.
For a starting point on project costs, use our kitchen remodel cost guide or our bathroom remodel cost guide. Both are written for Twin Cities market conditions and apply directly to Burnsville projects.
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A kitchen refresh (cabinet repaint, new countertops, hardware) runs $16,000 to $42,000. A full gut remodel with wall removal, new cabinets, appliances, and flooring runs $45,000 to $90,000 in Burnsville.
Yes. Burnsville Building and Inspections requires a permit for any kitchen or bathroom work involving plumbing, electrical, or structural changes. Plan review for residential remodels typically runs 5 to 7 business days.
Not always. 1970s platform-framed split-levels in Burnsville often have non-load-bearing kitchen-to-dining partitions, which makes them less costly to open than a 1950s rambler. A structural assessment during the design phase will confirm. If the wall is non-load-bearing, opening it runs $2,000 to $6,000; a load-bearing wall adds $8,000 to $16,000 for an engineered beam.
A full bathroom tear-out and rebuild in Burnsville runs $18,000 to $38,000 depending on tile selection, shower type, and whether the layout changes. Adding a second full bath to a lower level runs $24,000 to $45,000.
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