Mason Homes is a licensed kitchen remodeling contractor serving South Tampa — including Hyde Park, Davis Islands, Palma Ceia, Bayshore Beautiful, Beach Park, and Ballast Point. We specialize in the high-end renovations, historic-home challenges, and design standards that South Tampa properties demand.
Kitchen remodels in South Tampa run $25,000 to $140,000 depending on scope, with most full gut renovations in Hyde Park and Palma Ceia landing between $60,000 and $140,000 (per Open PR, 2026 Tampa market data). The higher end of that range reflects custom cabinetry, premium appliances, structural wall removal, and the full plumbing and electrical replacement that 1920s-1940s homes typically require.
Florida General Contractor License: CGC062538
Get a Free Kitchen Remodel Estimate → | Call (813) 999-5910
South Tampa is not a standard suburban kitchen renovation market. Three factors consistently shape projects here:
Most Hyde Park, Davis Islands, and Palma Ceia homes were built between the 1920s and 1940s. Behind the walls, you will find galvanized steel water supply lines, cast iron drain pipes, and original knob-and-tube or early Romex wiring. A kitchen remodel in these homes is rarely cosmetic — it almost always includes full plumbing replacement ($3,000-$8,000) and electrical panel upgrades ($1,500-$4,000) to meet current Florida Building Code (per Estimate Florida Consulting). We budget for these systems at the estimate stage, not as a surprise mid-project.
The original floor plans in South Tampa bungalows and colonial-revival homes feature small, closed-off galley kitchens — typically 80-120 square feet. The most common request we receive is opening the kitchen to the dining or living area. Load-bearing wall removal in these older homes requires a structural engineer's report ($300-$800) and a City of Tampa building permit ($200-$800 per Block Renovation). Open-concept conversions add $8,000-$25,000 to the project depending on structural beam requirements (per Estimate Florida Consulting). Read our open concept kitchen guide →
If your South Tampa home falls within the Hyde Park Historic District, exterior changes — including window replacement, range hood venting through exterior walls, or adding/modifying exterior exhaust penetrations — require approval from the Hyde Park Architectural Review Committee (ARC) before construction. This review process adds 2-4 weeks to the project timeline. We handle the ARC application, drawings, and follow-up so you do not need to navigate it alone.
| Scope | Cost Range | What's Included | Timeline |
|---|---|---|---|
| Cosmetic refresh | $25,000 - $45,000 | New countertops, cabinet refacing or painting, hardware, backsplash, lighting | 2-4 weeks |
| Mid-range renovation | $45,000 - $75,000 | New cabinets, countertops, flooring, appliances, lighting, plumbing upgrades | 6-8 weeks |
| Full gut renovation | $75,000 - $120,000 | Layout changes, wall removal, custom cabinetry, premium appliances, full plumbing and electrical replacement | 8-12 weeks |
| South Tampa luxury | $95,000 - $140,000 | Complete gut with high-end finishes, Sub-Zero/Wolf/Thermador appliances, custom millwork, structural modifications | 10-14 weeks |
Cost data per Open PR, NovaCoreBuilders, and Estimate Florida Consulting (2026 Tampa market research). Labor rates in the Tampa market run $44-$60/hour for skilled trades.
Full cost breakdown with component-by-component pricing →
Predominantly 1920s-1930s bungalows and Mediterranean Revival homes. Expect full plumbing re-pipe and electrical panel upgrade. Kitchen footprints are small — most clients want to remove the wall between the kitchen and living room. ARC review required for any exterior modifications. Average kitchen project: $70,000-$140,000.
Mix of original 1920s homes and mid-century renovations. Flood zone AE applies to many Davis Islands properties — if your kitchen is on the ground floor and the home sits below the base flood elevation (BFE), we may need to address flood-resistant materials and elevated electrical outlets as part of the renovation.
Larger estate homes from the 1930s-1950s with bigger kitchen footprints than Hyde Park bungalows. Custom cabinetry and premium appliances (Sub-Zero, Wolf, Thermador) are standard in this market. Projects here typically start at $80,000 for a meaningful renovation.
Waterfront properties along Bayshore face flood zone considerations similar to Davis Islands. Ground-floor kitchens in older Bayshore homes may require flood-resistant materials below the BFE. Bayshore condo kitchen renovations require HOA/condo association approval in addition to City of Tampa permits.
See our full kitchen remodeling services → | Learn about South Tampa →
Kitchen remodels in South Tampa require permits from the City of Tampa Construction Services Division (1400 N. Boulevard, Tampa, FL 33607) for any plumbing changes, electrical changes, structural work, or HVAC modifications. Cabinet refacing, countertop replacement, and painting do not require a permit (per tampa.gov/guide/permits).
Typical permit cost: $200-$800. Permit approval timeline: 10-15 business days. We pull all required permits and schedule all inspections — you do not need to visit the permit office.
For Hyde Park Historic District properties, the ARC approval must be obtained before the building permit is issued for any exterior modifications.
Every Mason Homes project begins with an on-site consultation — we look at the space, listen to your goals, and put together a fixed-scope estimate you can compare line-by-line. No pressure, no obligation.
Request a free estimate → or call (813) 999-5910. We follow up promptly to schedule an on-site visit.
How much does a kitchen remodel cost in South Tampa? South Tampa kitchen remodels range from $25,000 for a cosmetic refresh to $140,000 for a full luxury gut renovation. The average full kitchen renovation in Hyde Park and Palma Ceia runs $75,000-$120,000, driven by the cost of replacing outdated plumbing ($3,000-$8,000) and electrical systems ($1,500-$4,000) found in 1920s-1940s homes (per Estimate Florida Consulting, Open PR).
Do I need Hyde Park ARC approval for a kitchen remodel? Only if the project involves exterior changes — such as replacing windows, adding or modifying range hood venting through an exterior wall, or altering the home's exterior appearance. Interior-only kitchen remodels in Hyde Park do not require ARC review, but they still require a City of Tampa building permit for plumbing, electrical, and structural work. ARC review adds 2-4 weeks to the timeline.
How long does a kitchen remodel take in South Tampa? A cosmetic refresh takes 2-4 weeks. A mid-range renovation takes 6-8 weeks. A full gut renovation with wall removal and system replacement takes 8-14 weeks. Add 10-15 business days for permit approval (City of Tampa) and 2-4 weeks for ARC review if applicable. Custom cabinet orders add 4-6 weeks of lead time before construction starts.
Can I open up my galley kitchen in a South Tampa bungalow? Yes. Galley-to-open-concept conversions are the most common layout change in South Tampa. If the wall between the kitchen and living/dining area is load-bearing — and in 1920s-1940s homes it almost always is — you will need a structural engineer's report ($300-$800) and a City of Tampa building permit. The wall removal and structural beam installation adds $8,000-$25,000 to the project cost (per Estimate Florida Consulting).
Are there flood zone concerns for South Tampa kitchen remodels? Properties along Bayshore Boulevard, on Davis Islands, and in low-lying areas of Beach Park often sit in FEMA flood zone AE. If your kitchen is on the ground floor below the base flood elevation (BFE), Florida Building Code may require flood-resistant materials and elevated electrical outlets. We evaluate flood zone status during the initial consultation — it affects material selection and cost but does not prevent a renovation.
What is the ROI on a South Tampa kitchen remodel? Kitchen remodels in South Tampa return 60-80% of their cost at resale, consistent with Tampa Bay market averages. In South Tampa's competitive real estate market — where median home prices exceed $700,000 — an updated kitchen is a strong selling point. Minor remodels under $25,000 return the highest percentage.
Call (813) 999-5910 or request a free kitchen remodel estimate. We schedule an on-site visit at your South Tampa home to measure, discuss your goals, evaluate the condition of your plumbing and electrical, and provide a detailed written quote.
Our full kitchen remodeling services → | More about South Tampa →
Tell us about your home and what you're planning. We'll follow up to arrange an on-site consultation.
Start a Project →