Published July 27, 2026 • By Black Ridge Contracting
South of Grand is one of the most established neighborhoods in Des Moines, with home values consistently among the highest in the city. The architecture leans into Colonial Revival, Tudor Revival, and Craftsman styles built between 1900 and 1940, on larger lots than most of the metro. The neighborhood standards for what a renovation should look like are not the same as a starter home in Ankeny, and remodeling here means understanding what the market expects.
Whether you own a South of Grand home and are thinking about a project, or you're considering buying one and figuring out what it will take to update it, here is the practical view from a contractor who works in this neighborhood.
What Makes South of Grand Different
Three things set South of Grand apart from most of the metro. The first is the age and quality of original construction. These homes were built with materials and craftsmanship that are not standard anymore, original quarter-sawn oak trim, plaster walls, true-dimension lumber framing, and copper plumbing in many cases. The construction quality is part of the value.
The second is buyer expectations. People shopping in South of Grand are paying a premium for the neighborhood, and they expect finishes that match. A laminate countertop and stock cabinets in a South of Grand kitchen does not just look out of place, it actively reduces the appraisal value because the comparable sales in the neighborhood all reflect higher-end work.
The third is the appraisal comp set. Renovations get valued against neighborhood comps. In South of Grand, those comps are reliably high enough that quality work pays for itself on resale in a way that's not true in lower-priced neighborhoods. The math actually works for spending more.
The Most Common Mistake South of Grand Renovators Make
The single most common mistake we see is gutting original character to chase modern open-concept layouts. South of Grand buyers consistently reward homes that have been updated while preserving the original woodwork, built-ins, plaster details, and floor plan integrity. The homes that have been completely opened up and stripped of original character tend to sell for less than comparable homes that kept their bones.
This is a market-specific observation. In a 1990s suburb, an open concept renovation might add value. In South of Grand, the architecture itself is part of what people are buying. Removing it is removing value.
The right approach is to update the mechanical systems, refresh the kitchen and bathrooms, restore the original windows and trim, and leave the structural personality of the house alone. A South of Grand renovation that reads as restoration with modern conveniences will appraise and sell better than a gut job.
Kitchen Remodels at Neighborhood Standards
A South of Grand kitchen remodel at neighborhood standards typically runs $80,000 to $200,000. The variables that drive cost:
- Cabinetry: Semi-custom or fully custom cabinetry, often in painted wood. Stock cabinets read as the wrong level of finish in this neighborhood.
- Counters: Quartz or natural stone. Slab thickness and edge profile matter. Most South of Grand kitchens land on a thicker slab with a mitered or eased edge.
- Appliances: Sub-Zero, Wolf, Thermador, or a comparable premium package. Standard appliance packages look out of place against the rest of the finish level.
- Layout: If the original layout includes a butler's pantry, original built-in china cabinet, or a breakfast nook, those features add value. Keep them.
A South of Grand kitchen that ignores the neighborhood standard at $40,000 will look out of place. The same kitchen done at $90,000 with appropriate cabinetry and a stone counter will appraise at higher than the cost of the project, because the comp set rewards it.
Bathroom Renovations
Primary bathroom renovations in South of Grand typically run $35,000 to $80,000. The features that matter:
- Walk-in shower with full tile surround, usually with a frameless glass enclosure
- Freestanding tub in larger primary baths, or a soaking tub built into a tiled surround
- Double vanity with stone counters and quality fixtures
- Heated tile floors are common in this price point
- Period-appropriate fixtures for the home's era. A Craftsman home gets different fixtures than a Colonial Revival.
Secondary bathrooms typically run $20,000 to $40,000 at the same finish level.
The Exterior Question
South of Grand homes have aged 80 to 120 years. Most have had multiple roof replacements, exterior paint cycles, and possibly a re-side at some point. The right exterior approach depends on what's there now.
If the original siding is wood and still in good condition, restore and repaint. Wood siding in good shape on a South of Grand home is a value driver and replacing it with vinyl or fiber cement reads as a downgrade.
If the original siding has been replaced with vinyl at some point and the home looks dated as a result, restoring to a wood profile or quality fiber cement with the right reveal and profile can recover the lost character. This is a $30,000 to $60,000 project on most South of Grand footprints but it materially affects curb appeal.
Roof replacements run $20,000 to $45,000 on most South of Grand homes depending on complexity, pitch, and material. Architectural asphalt is the most common choice and is appropriate for the neighborhood. Higher-end materials like slate or standing seam metal are occasionally appropriate on specific architectural styles but are not standard.
Basement Finishing as a Resale Move
Most South of Grand homes have unfinished or partially finished basements with good ceiling height. Finishing a basement at neighborhood-appropriate quality adds usable square footage that buyers value, typically at a recovery rate of 70 to 90 percent of project cost on appraisal.
A finished basement in South of Grand should include:
- Egress window if not already present
- A bathroom, either full or three-quarter
- Quality flooring, usually luxury vinyl plank or a moisture-tolerant carpet over a vapor barrier
- Real lighting design, not just recessed cans
- Climate control tied into the existing HVAC
Project cost typically runs $40,000 to $90,000 depending on size and the depth of mechanical and waterproofing work.
The Mechanical Systems Conversation
Before any cosmetic project, the mechanical systems need to be assessed. South of Grand homes that haven't had their electrical panel updated in 30 years will need it before any significant renovation. Original plumbing supply lines are often galvanized and at the end of their service life. HVAC systems older than 15 to 20 years are usually due for replacement.
Mechanical updates are not visible to buyers but they affect both the appraisal and the long-term cost of ownership. A South of Grand renovation budget should always include a mechanicals contingency of 15 to 25 percent of project total for items that get uncovered during the project.
Realistic Cost Ranges for South of Grand Projects
Numbers will vary by scope and original condition. Recent ranges from our work:
- Kitchen remodel at neighborhood standards: $80,000 to $200,000
- Primary bathroom remodel: $35,000 to $80,000
- Roof replacement: $20,000 to $45,000
- Exterior restoration and repaint: $25,000 to $50,000
- Re-siding to wood or premium fiber cement: $30,000 to $60,000
- Basement finishing: $40,000 to $90,000
- Whole-home renovation respecting original character: $300,000 to $700,000
Working With a Contractor Who Understands the Neighborhood
A contractor who regularly works in South of Grand will know the appraisal comp set, the buyer expectations, and which renovations actually return their cost at resale. That knowledge changes the recommendations. A general contractor who treats every renovation the same will often suggest cost-cutting moves that hurt long-term value on a South of Grand home.
When you interview contractors, ask what kind of finishes they typically recommend for South of Grand work, and whether they have specific projects in the neighborhood they can reference. The answers will tell you whether the contractor thinks at a neighborhood-appropriate level.
At Black Ridge Contracting we work on premium Central Iowa homes and understand what these renovations need to look like. See our remodeling services or call us at (515) 219-4654 to schedule a walkthrough.
Frequently Asked Questions
South of Grand is one of the most established affluent neighborhoods in Des Moines, with homes primarily built between 1900 and 1940. The architecture is mixed, including Colonial Revival, Tudor Revival, and Craftsman styles, on larger lots than most of the metro.
A South of Grand kitchen remodel at neighborhood standards typically runs $80,000 to $200,000. The number depends on cabinet quality, counter materials, appliance package, and whether walls are being moved.
The market consistently rewards renovations that preserve original character while updating mechanical systems and finishes. Modern open-concept renovations that gut original woodwork tend to underperform on resale.
The highest ROI projects are kitchen remodels with quality cabinetry, primary bathroom renovations, basement finishing for additional living space, and exterior projects that restore curb appeal.