Painted brick (refresh)
- Cost
- $300-$800 / project
- Lifespan
- 10-20 years
- Best for
- Both
Cheapest meaningful refresh
Indoor Remodels
Fireplace & Built-ins: Real 2026 Costs, Materials & Process
Linear gas, natural stone surrounds, and custom cabinetry that anchor a room.
Typical cost
$4k–$35k
Timeline
2 to 6 weeks
Avg ROI at resale
50–65%
Projects tracked
420+
Fireplaces and built-ins: the highest impact living room upgrade
The fireplace and built-in wall is the visual anchor of most living rooms. A well-designed fireplace surround with custom millwork on both sides reads as expensive even when the rest of the room is modest. Conversely, a dated brick fireplace with no built-ins drags down an otherwise beautiful room.
2026 pricing in major US metros: $4,000 to $9,000 for a refresh, $12,000 to $20,000 for a standard project with linear gas insert and partial built-ins, $25,000 to $50,000 for premium custom work with full millwork and natural stone slab.
Gas, electric, or wood
Gas wins in most new installs. Clean, instant, no chimney sweeps, 25,000 to 40,000 BTU of usable heat, and the modern linear-format units (36 to 72 inches wide) deliver dramatic visual presence. Cost: $3,500 to $8,000 for the unit, $5,000 to $12,000 installed depending on gas line work.
Electric is the budget choice. No gas line, no permit for gas, plug-and-play with a 120V outlet for smaller units or a dedicated 240V circuit for larger ones. The flame effect on premium models (Dimplex Ignite XL, Modern Flames Orion) is now convincing in person. Cost: $1,500 to $4,500 for the unit, $2,500 to $6,000 installed.
Wood-burning remains popular for cabin and traditional aesthetics, but new wood-burning installs are restricted in many California air quality districts (SCAQMD, BAAQMD) and parts of Washington. Wood inserts are still allowed, and EPA-certified low-emission units (Lopi, Pacific Energy) are the path forward where wood is allowed.
The built-in decision
Built-ins on either side of a fireplace add 30 to 50 percent visual impact for 30 to 50 percent of the project cost. They store books and media, add architectural depth to a flat wall, and read as custom even with stock cabinetry painted on-site.
Standard depth: 16 to 24 inches. Standard width: 30 to 48 inches per side. Mix open shelves (top half) with closed cabinetry (bottom half) for the most flexible storage. Add LED puck lights inside the open shelves for a magazine-photo glow.
Built-ins on either side of a fireplace add 30 to 50 percent visual impact for 30 to 50 percent of the project cost.
Surround material strategy
Three tiers. Tile surround ($8 to $25 per square foot installed) is the budget pick, easy to refresh later. Stacked stone veneer ($15 to $30 per square foot installed) is the standard, especially in modern farmhouse and transitional styles. Natural stone slab ($80 to $200 per square foot installed) is premium, with no grout lines and dramatic veining.
Permit and code basics
Gas line work always needs a permit. Most cities issue fireplace permits in 2 to 3 weeks. Both most US states require licensed plumbers for gas connections. Clearance to combustibles (typically 12 inches above and 4 inches to the sides) must be maintained per the manufacturer spec sheet, which the inspector will verify.
Cost breakdown
2026 US pricing for typical projects, before permits. Use these as planning anchors and validate with 2-3 contractor bids.
Refresh ($4k to $9k)
$4k–$9k
- Reface existing fireplace
- New tile or stone veneer surround
- New mantel and hearth
- Paint and trim only
Most chosen
Standard ($12k to $20k)
$12k–$20k
- Linear gas insert (Heat & Glo, Napoleon)
- Floor-to-ceiling stone or tile surround
- Built-in shelving on one side
- Some electrical and gas line work
Premium ($25k to $50k+)
$25k–$50k
- See-through or 3-sided gas fireplace
- Full custom millwork on both sides
- Natural stone slab (no seams)
- Hidden TV lift, integrated lighting, smart controls
Materials & options
Real 2026 cost ranges, lifespans, and climate fit for the materials that actually move project cost.
Stacked stone veneer
- Cost
- $15-$30 / sqft installed
- Lifespan
- 30+ years
- Best for
- Both
Popular, easy install
Natural stone slab
- Cost
- $80-$200 / sqft installed
- Lifespan
- 50+ years
- Best for
- Both
Premium seamless look
Linear gas insert
- Cost
- $3,500-$8,000 / unit
- Lifespan
- 20-25 years
- Best for
- Both
Modern wide format
Custom cabinetry built-ins
- Cost
- $400-$900 / linear ft
- Lifespan
- 30+ years
- Best for
- Both
Per side of fireplace
How the project works
A typical project unfolds across these stages. Timelines vary by scope, permits, and material lead times.
- 1
Decide gas, electric, or wood
Most 2026 installs are gas (clean, fast, no chimney maintenance) or electric (no gas line needed, cheapest install). Wood-burning installs are rare in new construction due to air quality rules.
- 2
Permits and gas line check
Gas line modifications require a permit. If your existing gas line is undersized for a new high-BTU insert, expect a $1,500 to $4,000 line resize. Catch this before ordering the unit.
- 3
Frame and rough-in
1 week. Carpenter frames the new opening, electrician runs power for media or lighting, plumber resizes gas line if needed.
- 4
Install insert and surround
1 to 2 weeks. Fireplace insert installs first, then stone or tile surround. Cure time on tile and grout adds 24 to 48 hours.
- 5
Build cabinetry and mantel
1 to 3 weeks. Custom millwork installs over 1 week if pre-built, or 2 to 3 weeks for site-built built-ins.
- 6
Final inspection and reveal
City inspection of gas connection and clearance, then final paint and accessories.
From homeowners
What real fireplace & built-ins projects looked like
“The 60-inch linear insert with stone surround completely changed how the living room feels. We use it 4 nights a week from October through April.”
Olivia Chen
Linear gas + custom built-ins · Berkeley, CA · 2026
“Took a dated brick fireplace from the 80s and built it out with custom millwork on both sides. $24k total. The room reads like a different house.”
Ryan Whitfield
Fireplace refacing + bookshelves · Portland, OR · 2025
Fireplace & Built-ins by city
Browse city-specific guides with local cost data, permit notes, and vetted contractors.
anaheimCaliforniabellevueWashingtonbellinghamWashingtonbeverly hillsCaliforniabothellWashingtonburbankCaliforniacalabasasCaliforniacarlsbadCaliforniachula vistaCaliforniacoronaCaliforniacoronadoCaliforniacosta mesaCaliforniacovingtonWashingtonculver cityCaliforniadel marCaliforniaedmondsWashingtonencinitasCaliforniaencinoCaliforniaescondidoCaliforniaeverettWashingtonfederal wayWashingtonfullertonCaliforniaglendaleCaliforniahuntington beachCaliforniairvineCaliforniaissaquahWashingtonkentWashingtonkirklandWashingtonla jollaCalifornialaceyWashingtonlaguna beachCalifornialakewoodWashingtonlong beachCalifornialos angelesCalifornialynnwoodWashingtonmalibuCaliforniamaple valleyWashingtonmarysvilleWashingtonmercer islandWashingtonnewport beachCaliforniaoaklandCaliforniaoceansideCaliforniaolympiaWashingtonontarioCaliforniapasadenaCaliforniapowayCaliforniapuyallupWashingtonrancho cucamongaCaliforniaredmondWashingtonrentonWashingtonriversideCaliforniasammamishWashingtonsan diegoCaliforniasan franciscoCaliforniasanta monicaCaliforniaseattleWashingtonsherman oaksCaliforniasnoqualmieWashingtontacomaWashingtontemeculaCaliforniatorranceCaliforniawest hollywoodCaliforniawoodinvilleWashingtonwoodland hillsCalifornia
Frequently asked
Fireplace & Built-ins: your questions answered
How much does a fireplace remodel cost in 2026?+
A typical fireplace remodel costs $12,000 to $20,000 in 2026 for a standard project with a new linear gas insert, stone surround, and one side of built-in shelving. Cosmetic refacing alone runs $4,000 to $9,000. Premium projects with custom millwork on both sides and natural stone slab reach $35,000 to $50,000.
Are linear gas fireplaces worth the cost?+
Yes for most modern remodels. Linear gas inserts (36 to 72 inches wide) deliver more visual impact than traditional square fireplaces, run cleaner than wood, require no chimney maintenance, and produce 25,000 to 40,000 BTU of heat. The install cost premium over a traditional gas log is $2,000 to $4,000, well-justified by the look and resale appeal.
Do I need a permit to install a gas fireplace?+
Yes. Any gas line work requires a permit in California and Washington. Both states require licensed plumbers for gas connections and licensed electricians for power and ignition wiring. Permit issuance typically runs 2 to 3 weeks for a fireplace install.
Can I add built-ins around an existing fireplace?+
Yes, this is one of the highest-ROI living room projects. Custom built-ins on both sides of a fireplace cost $8,000 to $25,000 depending on width, depth, and finish quality. Add a hidden TV mount or media compartment for another $1,500 to $3,000.
How tall can my TV mount above the fireplace?+
Center the TV at seated eye level, typically 42 to 56 inches off the floor. If the fireplace mantel forces the TV higher than 60 inches, plan a media credenza below instead. Heat from gas inserts can affect HDMI ports and TV lifespan, so leave 8 to 12 inches between the top of the firebox and any electronics.
What is the difference between gas insert and zero-clearance?+
An insert fits inside an existing masonry fireplace opening and uses the existing chimney. A zero-clearance unit is a new self-contained metal firebox that can be installed against framing without a chimney. New construction and major remodels usually use zero-clearance units. Existing fireplace conversions use inserts.
Ready to start your fireplace & built-ins project?
Get matched with 2-3 vetted contractors in your area. Free, confidential, no obligation.
Get matched todayAuthoritative sources cited