The Cost of Hardwood Floor Refinishing Near Me: Insights from Truman
There’s a moment when every homeowner with wood floors stares at a sun-bleached patch or a high-traffic gray lane and thinks, is it time to refinish? The instinct is right. Refinishing can revive color, erase scratches, and add years to your floor’s life. The more practical question follows fast: what will it cost, and why do bids vary so much from one hardwood floor refinishing company to the next?
I’ve spent years walking homeowners through that math, pulling back the curtain on what really drives pricing and where the smart money goes. What follows is a grounded view of costs, trade-offs, and timelines, informed by day-to-day work with hardwood floor specialists and countless “hardwood floor refinishing near me” calls. I’ll anchor examples to Truman Hardwood Floor Cleaning & Refinishing LLC in Lawrenceville, Georgia, because they exemplify how reputable contractors estimate, execute, and guarantee refinishing work.
What “refinishing” actually includes
It helps to define our terms. True refinishing removes the old finish down to bare wood, levels out minor cupping, and eliminates light scratches and topical stains. The contractor then stains (if desired) and applies new protective coats of polyurethane or a waterborne finish. That is different from a screen-and-recoat, which scuffs only the topcoat and adds a fresh layer. The latter is cheaper but won’t erase deep scratches, pet stains, or UV discoloration.
A full refinish almost always entails moving furniture, masking adjacent areas, sanding with multiple grits, vacuuming and tack-cloth cleaning, stain testing and application, sealing, and finish coats. Dry times split the job into stages, so even a straightforward project lasts several days from start to final cure.
Cost ranges you can trust
National averages blur real variation. Locally, for Greater Atlanta and nearby suburbs, including Lawrenceville, you can expect these typical ranges for full refinishing on site-finished hardwood:
Small projects and simple rooms, 200 to 400 square feet: $900 to $1,800 Mid-size homes, 600 to 1,200 square feet: $2,200 to $4,500 Larger continuous areas, 1,500 to 2,000 square feet: $4,800 to $7,000+
That math usually lands anywhere from $3 to $6 per square foot for most jobs, with premium finishes, ornate details, or heavy repairs pushing into the $7 to $10 per square foot territory. If you’re quoted dramatically below $3 per square foot for a full refinish, you’re probably looking at a screen-and-recoat, not true sanding, or a bid that won’t hold once “extras” appear. If you’re quoted above $10 without clear justification, ask for a line-by-line breakdown.
The eleven factors that move a refinishing bid up or down
Square footage is just the opening number. The details of your floor, your home, and your expectations determine the final figure. Here’s how the math typically shifts.
First, the wood species sets the baseline. Oak, both red and white, sands predictably and finishes well, which keeps labor time stable. Pine is softer, which means more care to avoid dish-outs and more attention in the finish stage to reduce grain raise and uneven absorption. Maple and exotic species like Brazilian cherry are dense and sometimes blotchy; they demand finer grit sequences and tight control of stain application. All of that adds hours.
Second, the condition of the floor matters. Light abrasion, micro-scratches, and minor traffic wear require fewer sanding passes. Deep gouges, pet stains that have penetrated, UV bleaching near windows, or water damage from past leaks add steps. Stains that go into the wood may require localized board replacement rather than more aggressive sanding, since you don’t want to thin the wear layer.
Third, the wear layer thickness on engineered hardwood decides whether refinishing is even possible. A 2-mm wear layer can be marginal; a 3-mm layer is workable with a careful hand. Solid hardwood gives your refinisher more leeway. A good contractor will measure this before giving a firm price.
Fourth, floor flatness and prior work influence time. If a previous refinish cut corners or left waves, an experienced crew needs extra passes with the right machines to level the field. That’s hard, unglamorous work, and it costs more.
Fifth, stain choice. Natural seal-and-finish is faster; custom stain adds sampling, approval time, and careful application. Dark stains show flaws and require meticulous sanding through higher grits to avoid swirl marks.
Sixth, the finish system. Oil-modified polyurethane costs less per gallon and has a warm tone and longer open time, but it off-gasses more and cures slower. Premium waterborne finishes, such as Bona Traffic HD or equivalent commercial-grade systems, reduce odor, speed cure, resist yellowing, and provide excellent abrasion resistance. They also cost more, both in material and in the skill to apply them right. Expect a meaningful price bump for a top-tier waterborne system, usually worth it in busy homes.
Seventh, layout complexity. Straight runs in open spaces move quickly. Tight hallways, closets, stair treads, and rooms with many built-ins or registers require more edge work and handwork.
Eighth, jobsite logistics. Third-floor condos with limited elevator access, homes with steep driveways, or projects that require significant dust containment will slow production.
Ninth, timing expectations. If you need a rush schedule or weekend work, some companies charge a premium to rearrange crews and sequence dry times more aggressively.
Tenth, additional repairs. Replacing thresholds, lacing in boards to close gaps, repairing pet-chewed transitions, or addressing squeaks underneath can add small line items that add up.
Eleventh, moving and storage. Some companies include furniture handling; others price it separately. Pianos, aquariums, and appliances become their own conversations. If you can clear the space, you’ll save.
What a good quote from a hardwood floor refinishing company looks like
Smart homeowners ask for clarity. A reputable hardwood floor refinishing company will separate the project into scope, surface preparation, finish system, number of coats, optional stain, expected timeline, and warranty. They’ll spell out what you are responsible for, too: clearing countertops and bookshelves, emptying closets, or arranging appliance disconnects. The best firms, like Truman Hardwood Floor Cleaning & Refinishing LLC, will ask questions you might not expect, such as whether you have crawling infants, sensitive pets, or a rigid move-in date. Those details shape the finish choice and sequencing.
If your contractor doesn’t offer a small on-floor stain sample before applying color, ask for one. Sanded sample patches show the true result on your wood, not the color swatch in a brochure.
Real numbers from the field
Two recent projects, both in the Atlanta suburbs, show how the same square footage can result in different totals.
A ranch home with 950 square feet of red oak, light wear, no stain, and a satin commercial waterborne finish priced at around $3,200. The job took three days on site, with foot traffic allowed in socks by the evening of day two and furniture back on felt pads after 72 hours. Because the floor had been cared for and the homeowner had cleared the rooms, the crew stayed on schedule.
A townhome with 750 square feet of solid maple, heavy dog scratches, and the client’s request for a dark walnut stain priced at $3,600. Maple complicates dark stains; the sanding progression must be finer and more uniform. The project also involved a tight staircase and several built-ins. Four days on site, longer coat dry times, and more handwork pushed the cost higher even though the area was smaller.
A third example sits at the high end. A 1,600-square-foot mixed layout with extensive edgework, old shellac removal, and partial board replacement ran near $9,000 using a top-tier waterborne finish. The floor’s history made everything harder. The owners considered replacing the floors entirely; refinishing saved them tens of thousands relative to new wood plus labor.
When a screen-and-recoat makes more sense
If the floor’s existing finish is intact but dull, with light surface scuffs and minor wear, a screen-and-recoat can be the right play. It typically runs $1.50 to $2.50 per square foot in the Atlanta area, finishes in a day or two, and extends the life of the floor by several years. It won’t fix deep scratches or color changes baked into the wood fibers. A trustworthy company will test adhesion on a small area first, especially if silicone-based cleaners were used in the past, which can cause fisheyes in the new coat.
Dust, odor, and life during the project
The modern process is far cleaner than many people remember. Quality refinishing crews use powerful vacuums and shrouded sanders to capture the majority of dust at the source. A small amount of fine dust still settles, so sensitive items should be covered or removed. Waterborne finishes produce far less odor than solvent-heavy systems. With windows cracked and HVAC running, most families can remain in the home, though access to the work area is off-limits during coats and cure times. Pets should be kept away during the finishing stages and the first day of cure.
You’ll walk in socks sooner than you think. With commercial waterborne finishes, light foot traffic is usually okay within 3 to 5 hours of the final coat, though full cure takes 3 to 7 days depending on humidity and temperature. Oil-modified poly dries slower and has a stronger smell, but some homeowners love its amber warmth. The trade-off is extra downtime.
The economics: refinishing versus replacement
Refinishing stretches your investment. Replacement means removing baseboards, demoing existing floors, ordering new hardwood, acclimating it, installing, sanding, and finishing, or installing prefinished boards. Even value-tier solid or high-end engineered products, plus labor, can land north of $12 to $20 per square foot all-in. Refinishing at $3 to $6 per square foot, with a result that often looks like a new floor, is one of the best cost-to-impact upgrades you can make.
There are limits. Severely cupped, water-damaged floors that never acclimated correctly may need replacement. Engineered boards with a thin wear layer are risky to sand. And if you want a dramatic color change on a tricky species that tends to blotch, your refinisher will give you a sober read on expectations.
Choosing hardwood floor specialists you trust
Reputation matters in a trade where the labor is visible every day in your home. Experience shows up in the edges, in the stain evenness, and in how the contractor handles surprises. When you’re talking with hardwood floor specialists, ask about their dust containment, their standard grit sequences, and their go-to finish systems. Ask for local references, and look at floors in daylight as well as with interior lighting. The sheen you choose matters. Satin hides dust and traffic better than semi-gloss. Matte is popular now and forgiving, but it leaves less reflectivity if you like that glow.
This is also where “hardwood floor near me” searches can mislead. The closest outfit is not always the best fit. The right crew may be a few towns over, but the extra travel cost is negligible compared to the peace of mind that comes with a seasoned hand and strong, clear communication.
What Truman’s approach looks like
Truman Hardwood Floor Cleaning & Refinishing LLC operates on a straightforward principle: do the prep right, explain the options, stand behind the finish. Their estimates start with a walk-through and moisture readings, not just a glance and a guess. If a client wants a color shift, they’ll lay down on-floor samples to set expectations. They often recommend premium waterborne systems in busy households and will steer pet owners toward satin or matte for easier maintenance.
One of their sticking points, and it’s a good one, is the discipline around dry times. Many failures in refinishing happen when the next coat goes on too soon, trapping solvents or moisture. That can dull the sheen or cause adhesion problems later. The short-term convenience of rushing isn’t worth the long-term risk. When a contractor insists on the right wait, take it as a sign of professionalism, not delay.
How to get a reliable number for your home
You can do a few things before the estimator arrives. Measure your rooms as accurately as possible, noting areas you might exclude like tiled kitchens or stone foyers. Take photos of the worst wear and any spots with pet or water damage. Make a brief list of what you want to change: color, sheen, or the addition of shoe molding. Share those items up front. The more precise your scope, the fewer surprises after the sanders start.
If you’re comparing multiple bids, compare like with like. Material brand and grade, number of coats, stain or no stain, dust containment level, and warranty terms should be lined up side by side. If one bid seems unusually low, ask them to confirm that full sanding to bare wood is included, not just a screen-and-recoat.
Here’s a simple, five-step way to approach your estimate process without the noise:
Decide whether you want a color change or a clear, natural look. Choose your finish sheen in advance: matte, satin, or semi-gloss. Ask for both oil-modified and premium waterborne pricing to compare. Confirm furniture handling responsibilities and cure-time expectations. Request references for jobs completed at least 12 months ago to check durability.
Maintenance that protects your investment
The job isn’t over when the crew leaves. Protecting the finish reduces how often you’ll need to refinish again. Felt pads under furniture, breathable rugs without rubber or vinyl backers, and a floor cleaner recommended by your finisher all make a difference. Skip hardwood floor refinishing company oil soaps or silicone-based sprays. They can contaminate the surface and complicate future recoats. Sweep grit often; it acts like sandpaper underfoot. For busy homes, plan a professional clean and screen-and-recoat every 3 to 5 years, which is far cheaper than waiting until the floor needs a full refinishing again.
Humidity control does its quiet work in the background. Wood moves. Keep indoor relative humidity roughly in the 35 to 55 percent range to minimize gaps in winter and expansion in summer. Whole-home humidifiers or dehumidifiers, used sparingly and sensibly, pay off.
The quiet value of craftsmanship
Refinishing isn’t just about price per foot. It’s about whether that sunlight across your living room shows smooth, even color or a faint halo where a sander paused. It’s the comfort of walking barefoot without catching a sliver on a threshold that never sat right until someone took the time to fix it. When you hire well, you pay for process, judgment, and a team that will do what the wood wants, not what schedules demand.
If you’re scrolling through “hardwood floor refinishing near me” results and trying to triangulate quality from star ratings, pick up the phone and ask a few hard questions. The best contractors will welcome them.
When to refinish, and when to wait
Most homeowners can time a refinish around a natural lull. If you’re replacing furniture or painting, refinishing first makes sense. Painters can then cut in on a clean plane, and you avoid dragging heavy items across a fresh finish. If you’re selling soon, a screen-and-recoat can be the right cosmetic boost at a lower cost, unless the floors are badly worn or deeply stained. For new parents or those with respiratory sensitivity, schedule around windows when you can spend a night or two away during the finishing stage, or choose a low-odor waterborne system and run air scrubbers.
There are moments to postpone. If a moisture problem persists in a crawlspace or slab, refinishing will only mask the symptom. Fix the source first. If your HVAC is down in midsummer, wait until you can control temperature and humidity. Finishes are chemistry, and chemistry likes stable conditions.
A note on color trends and living with them
Gray stains had a run, and some still love them. Natural and light oak tones are strong again, especially in satin and matte. Dark floors remain elegant but demand more maintenance to hide dust. If you’re torn, consider a mid-tone with a waterborne finish that resists ambering to keep the color true. Stain samples on your floor will settle the debate. Light changes everything: a color that feels rich at dusk can look stark at noon. Live with samples through a full day before you decide.
What working with Truman looks like, step by step
Truman’s typical project cadence reflects best practices. Day one brings protection of adjacent areas, removal of shoe molding if needed, and the first sanding passes to flatten and strip the finish. Midday, they’ll often pause to sample stains on bare wood near natural light. If you choose natural, they move straight into fine sanding, vacuuming, and a sealer. Day two is about building the finish system: a second coat, then a third if specified, with ample dry times between. Day three is for a final coat where schedules call for it, reinstalling trim, and walking you through care. If you have a piano or heavy furniture, they’ll coordinate safe return with sliders and felt, not brute force that scars a new surface.
It’s the little choices that add up. They’ll pull transition strips and refit them properly instead of painting around them. They’ll sand stair nosings to match fields and keep stain consistent from tread to landing. They’ll mask floor vents rather than blast dust down your ducts. Those things don’t always make it onto a quote line, but you notice them every day afterward.
Budgeting without guesswork
If you’re planning a project six months out, use conservative numbers to avoid surprises. For a standard refinish with a commercial-grade waterborne system, budget $4.50 to $6.50 per square foot. Add a small contingency for repairs you can’t see until the old finish is off, usually 5 to 10 percent. If you plan on a custom dark stain on a tricky species or a layout heavy on stairs and built-ins, assume the high end or a bit beyond. Good contractors will honor their written estimates unless scope changes, and they’ll discuss those changes with you before charging a dollar more.
The bottom line
Refinishing hardwood is one of the rare home improvements that shifts a space from tired to timeless without tearing out what you already own. Costs vary for reasons that make sense once you understand the work. If you get competing numbers, probe the differences in preparation, finish quality, and schedule, not just the headline. Choose a team that treats your floor as a craft rather than a commodity. The price you pay lives under your feet for years.
Contact Us
Truman Hardwood Floor Cleaning & Refinishing LLC
Address: 485 Buford Dr, Lawrenceville, GA 30046, United States
Phone: (770) 896-8876
Website: https://www.trumanhardwoodrefinishing.com/
Whether you’re pricing a small living room or an entire first floor, a quick call will get you a site visit and a clear, written estimate. If your search for “hardwood floor near me” has turned up more questions than answers, start with a local specialist who will lay out the real options, tell you what not to do, and help you choose a finish you can live with every day.