Remodeling Your Sunriver Home: Costs, Permits & Design in the High Desert

There is a distinct charm to the architecture in Sunriver. If you look around, you’ll notice that a significant portion of the housing stock dates back to the 1970s and 80s. While those vaulted cedar ceilings and large windows are iconic, the layouts and finishes from forty years ago don't always match how we live—or vacation—today.

For many owners, the decision comes down to a simple trade-off: sell and try to find something newer, or dig in and polish the gem you already have. Remodeling allows you to keep your specific location—whether you prefer the quiet north end or the action near the Village—while updating the property for modern efficiency and comfort.

However, renovating here isn't quite like fixing up a home in the suburbs of Portland or Seattle. Between the unique climate of the High Desert and the specific regulations of the community, there are a few extra layers to peel back. Whether you are updating a primary residence or looking to boost ROI on an investment property, understanding the local landscape is key to a smooth project.

Navigating the SROA Design Review & Permitting

If there is one "Golden Rule" to remodeling in Sunriver, it is this: strictly adhering to the Sunriver Owners Association (SROA) guidelines is not optional. Many new owners assume that if they own the land, they can change the siding or paint color at will. In reality, almost any change to the exterior of your home requires approval before you pick up a hammer.

The SROA Design Committee operates under a specific Design Manual of Rules & Procedures (updated recently in 2023). This manual dictates everything from the pitch of your roof to the specific shade of brown you can paint your trim. The goal is to maintain the community's cohesive aesthetic, ensuring structures blend into the natural pine forest environment rather than standing out.

The Two-Step Approval Process

Getting the green light is usually a two-step dance. First, you must satisfy the SROA. For minor changes, like repainting a door an approved color, you might get by with an Administrative Review. For larger projects—like adding a deck, changing a roofline, or building an addition—you will likely face a Full Committee Review. SROA staff reviews generally take 7–10 business days, but committee meetings happen on a set schedule, so you need to plan your submission dates carefully.

Second, you have Deschutes County Community Development. The SROA approves the look, but the County approves the safety. Once you have your design approval from the Association, you still need to apply for standard building permits with Deschutes County to ensure structural integrity, electrical safety, and code compliance.

Construction Logistics

The SROA also enforces strict construction rules to preserve the peace. Work hours are generally limited to Monday through Saturday, 7:30 a.m. to 7:00 p.m. Sundays and major holidays are quiet days—no construction allowed. Breaking these noise rules is the fastest way to get a neighbor to call security, potentially leading to fines or a Stop Work order.

Cost of Remodeling in Sunriver (2025 Estimates)

When budgeting for a remodel here, it is important to look at local data rather than national averages. Costs in Central Oregon—and Sunriver specifically—tend to be higher. This is partly due to the high demand for skilled labor and partly due to logistics. Most tradespeople are commuting 15 to 20 miles from Bend or La Pine, and that travel time often gets factored into bids.

Kitchen Renovations

The kitchen is usually the heart of the project. For a cosmetic refresh—think painting existing cabinets, swapping countertops for quartz, and updating appliances—you might spend in the $40,000 to $80,000 range. If you are planning a full custom remodel that involves moving plumbing, removing walls to open up the floor plan, or installing high-end cabinetry, budgets often exceed $100,000.

Bathroom Updates

Bathrooms are tricky because they are labor-intensive in small spaces. A mid-range update often lands between $25,000 and $40,000. However, if you are converting a standard tub into a luxury walk-in tile shower or creating a spa-like primary suite, costs can easily climb above $60,000.

Room Additions

Adding square footage is the most expensive route. Given the foundation work, framing, and roofing required to match existing structures, costs typically run $250 to $350+ per square foot. Keep in mind this varies heavily based on site preparation. Digging into lava rock or navigating around protected ponderosa pines can drive site costs up quickly.

Pro Tip: Always build a contingency fund of 15–20% into your budget. Older Sunriver homes are notorious for hiding surprises like dry rot behind siding or outdated wiring that needs to be brought up to current code.

Strategic Upgrades for Vacation Rentals (ROI)

If you are remodeling a property that serves as a short-term rental (STR), your priorities should shift toward durability and guest amenities. You want materials that can withstand heavy traffic, wet snow boots, and the occasional dropped ski pole.

Durability Over Delicacy

Carpet in high-traffic zones is generally a mistake in a ski town. Luxury Vinyl Plank (LVP) flooring is the gold standard for renovations right now. It is water-resistant, scratch-resistant, and handles the temperature swings of the High Desert better than some engineered hardwoods.

High-Value Amenities

To maximize your rental income, consider upgrades that guests filter for.

• Air Conditioning: Summers are getting hotter. Retrofitting a home with mini-split A/C units is a huge value-add.
• Hot Tubs: These are almost mandatory for winter rentals. Just remember, the SROA requires specific screening so the tub isn't visible from the road or golf course.
• Owner’s Closets: If you rent the home out, carve out a lockable storage space for your personal gear so you don't have to haul it back and forth.

Kitchens and Smart Tech

In the kitchen, opt for quartz countertops over granite or marble; quartz is non-porous and resists wine or coffee stains. Large islands are great for gathering multi-generational groups. On the tech side, keyless entry locks (so guests don't lose keys) and smart thermostats are standard. Installing water leak detectors is also a smart move to catch frozen pipes before they become a disaster.

Timing is everything with rental renovations. Try to schedule work during the "shoulder seasons"—April/May or October/November. You want the house ready to rent during the peak summer rush and the winter holidays.

Exterior: Decking, Siding, and Wildfire Defense

The exterior of your home has to fight two battles: the harsh climate and the risk of wildfire. The High Desert sees freezing winters, blazing summers, and intense UV rays.

Wildfire Defensible Space

Fire safety is a major focus for the SROA and Deschutes County. When planning landscaping or exterior changes, you must adhere to "defensible space" standards. This often means removing "ladder fuels" (bushes that allow fire to climb into trees) and keeping pine needles cleared from roofs and decks.

Siding and Paint

If your cedar siding is failing, you might look at replacing it. While natural wood is traditional, there are fire-resistant composite options that mimic the look of wood and are allowed by the Design Committee. When it comes time to paint, you must choose from the approved SROA palette. These are generally earth tones—browns, greens, and grays—that help the house recede into the landscape.

Decks

Decks take a beating here. Snow sits on them for months, then melts and refreezes. When remodeling a deck, ensure the engineering accounts for current snow load requirements. Many owners are switching to composite decking for longevity, but be aware that it can get very hot in the summer sun.

Finding the Right Sunriver Contractor

Hiring the right team is perhaps the most critical step. You need a contractor who is not just a good builder, but one who understands Sunriver renovation contractors logistics.

Local Experience Matters

A contractor from outside the area might not be familiar with the nuances of the SROA design review process or the specific snow load engineering required in this zip code. You want someone who has a relationship with the SROA staff and knows how to navigate the inspections.

The "Sunriver Tax" and Timelines

Be prepared for travel charges. Since most trades are based in Bend, they lose an hour of billable time each day just driving back and forth. This is standard practice. Also, patience is required. The best contractors often have waitlists of 6 to 12 months. If someone says they can start tomorrow, be sure to vet them thoroughly.

Check their CCB license, verify their insurance, and ask for references specifically for projects completed within Sunriver.

Common Questions About Sunriver Renovations

Do I need a permit to paint my house in Sunriver?

Yes. Even if you are painting the house the exact same color, you typically need to file for approval with the SROA Design Committee. They need to verify that the color is still on the approved list and that the application meets current standards.

Can I remodel my Sunriver home during the summer?

Yes, you can remodel in the summer, but you must strictly adhere to the construction hours (Mon-Sat, 7:30 a.m. to 7:00 p.m.). However, keep in mind that construction noise can disturb neighbors who are enjoying their decks, so communication is key.

Does Sunriver allow shipping container homes or prefab additions?

Generally, no. The architectural standards in Sunriver are quite specific about massing, materials, and style. Industrial-style container homes or obviously prefabricated additions usually do not meet the aesthetic guidelines set forth in the Design Manual.

How much does a building permit cost in Deschutes County?

Permit fees are not a flat rate; they are based on the valuation of the work being done. As the cost of the project goes up, so does the permit fee. You should factor this into your overall budget planning alongside the SROA review fees.

What are the construction hours in Sunriver?

Construction is permitted Monday through Saturday from 7:30 a.m. to 7:00 p.m. Work is prohibited on Sundays and recognized holidays to ensure peace and quiet for residents and vacationers.