Removing a wall can completely transform your home — opening up the kitchen, creating a better flow, and bringing in more natural light. But what does it actually cost to take down a wall, especially if it’s load-bearing?

At CORE Remodeling Services, we’ve helped hundreds of homeowners turn closed-off layouts into open-concept living spaces. Whether you're removing a basic dividing wall or tackling a complex structural change with new lighting and cabinetry, we’ve broken down the real costs so you can plan with confidence.

Basic Non-Load Bearing Wall Removal — Starting at $18K+

This is the most straightforward type of wall removal. There’s no need for structural engineering or building permits, making it a quicker and more affordable option.

What’s included:

12–14 lineal feet of wall removal
Dust and damage protection
Termination or relocation of electrical and baseboard heat (if needed)
Basic patching and painting
Clean-up and debris disposaPerfect for: Creating a pass-through or opening up smaller areas.

Mid-Level Load Bearing Wall Removal — Starting at $28K+

This level includes structural work that requires a building permit and engineer-stamped beam plans. Temporary support walls are built, and structural footings are cut into the basement.

What’s included:

Engineering and permits
Temporary supports
Beam installation (non-recessed)
Electrical and heating modifications
Beam wrap, plaster finish, and full repainting
Final inspections and professional cleaning

Perfect for: Removing walls between kitchen and dining rooms, or opening up living rooms in older homes.

High-Level Structural Wall Removal with Custom Features — Starting at $53K+

This is a full-scale structural transformation. In addition to the engineering and structural changes, this level includes new lighting, cabinetry, flooring, and finish work — essentially a mini-remodel.

What’s included:

Recessed beam installation
New recessed and pendant lighting
Custom island cabinetry with stone countertops and outlets
New hardwood flooring plus refinishing to match existing
Full interior painting and trim
Final inspections and whole-house professional cleaning

Perfect for: Full open-concept renovations with upgraded finishes and added functional

Does Removing a Wall Increase Home Value?

Absolutely. Open-concept layouts are one of the most requested features from today’s homebuyers — especially in kitchens and main living areas. Removing a wall can make your space feel bigger, brighter, and more connected — and that appeal shows up in resale value.

According to national remodeling data, creating an open floor plan can yield a strong return on investment (ROI), particularly when paired with modern features like recessed lighting, a functional island, and upgraded flooring. It’s one of the smartest ways to boost your home’s appeal and marketability.

Why Wall Removal Costs Vary

It’s not just about tearing down drywall. Wall removal projects involve careful planning, experienced carpentry, and often collaboration between multiple trades like electricians, plumbers, HVAC techs, and inspectors. Factors that impact cost include:

Whether the wall is load-bearing
Permit and engineering requirements
Electrical, plumbing, or HVAC in the wall
Finished spaces vs. unfinished basements below
Custom finishes or cabinetry additions

Estimated ROI for Wall Removal in New England

While ROI can vary by project complexity and real estate market conditions, removing a wall to create an open-concept layout in New England typically yields a return of:

54%–80% ROI

This range depends on:

Whether the wall is load-bearing
If the project includes added features (like recessed lighting, an island, or refinished flooring)
The local real estate market, especially in areas like Worcester, Boston suburbs, or coastal CT towns
Overall design appeal and whether it's part of a broader kitchen or main floor renovation

Why It Pays Off in New England:

Older homes in the region often have choppy floor plans — so open-concept upgrades stand out dramatically.
Buyers value natural light and functional space, especially in smaller colonials, capes, and split-levels.
In competitive markets, modern flow can increase buyer interest and time-on-market advantage.

Pro Tip for CORE Clients:

If your wall removal is paired with updated kitchen cabinetry, flooring, and lighting, it can push ROI into the 75%–90% range — especially in high-demand towns like Hopkinton, Sudbury, or Northborough.

Get a Personalized Quote

No two homes are exactly alike. If you’re wondering what your wall removal project would cost — or whether your wall is load-bearing — we’re happy to walk you through it. At CORE Remodeling Services, we stand behind our work with a 5-Year Transferable Warranty and a proven process that makes even big changes feel easy.

Shrewsbury MA open concept Project

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