Why everyone’s panicking about kitchen cabinets and the strategic moves you need to make before January 1st
Listen, while most agents are just now reading the headlines, I’m giving you the chess moves five steps ahead. This tariff situation? It’s not just policy nonsense, it’s about to hit YOUR wallet, whether you’re selling, buying, renovating, or building in North Texas.
Let me break down what’s actually happening and, more importantly, what you’re going to DO about it.
The Bottom Line (Because I Know You’re Busy)
New federal tariffs hit imported cabinets, vanities, furniture, and lumber starting October 14, 2025, with even nastier rates on January 1, 2026. If you’re planning a kitchen remodel, prepping a house to sell, or building new construction, your costs just jumped 25-50% on key materials.(2025 Tariffs)
Translation: That $8,000 kitchen refresh you were planning? Just became $12,000-15,000. And that’s if you can even GET the cabinets before everyone else realizes what’s happening.
Let me show you how to turn this disruption into your competitive advantage.
What Actually Changed (Skip the Political Commentary, Here’s What Matters)
October 14, 2025:
- 10% tariff slaps imported lumber
- 25% tariff hits kitchen cabinets, bathroom vanities, and upholstered furniture
January 1, 2026 (The Real Gut Punch):
- Furniture tariffs jump to 30%
- Cabinet and vanity tariffs DOUBLE to 50%
Some European, Japanese, and UK products get capped at 10-15%, but good luck finding inventory.
Why this happened: Section 232 national security provisions. Does it make sense? Doesn’t matter, it’s happening, and you need to adapt.(Section 232 Info)
The Real Numbers (Not the Sugar-Coated Version)
Let’s talk actual dollars in YOUR transaction:
Kitchen Cabinet Packages:
- Basic stock cabinets: $3,000 → $4,500+ (50% increase)
- Semi-custom mid-range: $10,000 → $15,000+ (same percentage, bigger dollar impact)
What This Means for Sellers:
That pre-listing kitchen update you were planning? Just got 50% more expensive. Or you could skip it entirely and lose 10-15% in buyer appeal. Pick your poison.
What This Means for Buyers:
New construction prices are climbing. Builders aren’t eating these costs, they’re passing them straight to you. That “coming soon” development in Waxahachie? Just got pricier.
What This Means for Staging:
Good furniture costs more, cheap furniture looks cheaper. Your listing presentation just got more complicated.
Does This Make the Housing Affordability Crisis Worse?
Hell yes, it does.
We’re already dealing with inventory shortages, interest rate volatility, and buyers stretched thin. Now add 25-50% cost increases on major home components?(Tariffs Set To Make Housing Less Affordable)
This isn’t just about cabinets, it’s about cumulative pressure on the entire housing ecosystem:
- Builders delay projects or raise prices
- Sellers postpone improvements or list as-is
- Buyers face higher replacement costs (affecting insurance and appraisals)
- The whole market slows down or prices up
And here’s what nobody’s telling you: This creates opportunity gaps. While everyone else is paralyzed trying to figure this out, strategic players are making moves.
Your Strategic Action Plan (The Franklin Protocol)
If You’re Selling in the Next 6 Months:
IMMEDIATE ACTIONS:
- Get bids THIS WEEK from cabinet vendors with tariff language in writing
- Consider refinishing instead of replacing: 80% of the impact at 30% of the cost
- Stage with rental furniture or locally-sourced vintage pieces
- Price your listing reflecting current market realities – don’t chase comps that are already outdated
THE STRATEGIC MOVE: Order materials NOW if you’re committed to the remodel. Lock in pre-tariff pricing before everyone else figures this out.
If You’re Buying New Construction:
DON’T TRUST BUILDER ESTIMATES FROM 60 DAYS AGO. Get updated numbers in writing. Ask specifically:
- “Does this price reflect October tariffs?”
- “What happens to my price if I close after January 1st?”
- “Which materials are imported vs. domestic?”
NEGOTIATION LEVERAGE: Builders sitting on inventory built with old materials don’t face these cost increases. That’s money they can use to negotiate.
If You’re Renovating Your Current Home:
THE CALCULATION YOU NEED TO MAKE:
- If you’re renovating to stay 5+ years: Lock in orders now, eat the 25% increase before it becomes 50%
- If you’re renovating to sell soon: Consider whether skipping updates and pricing accordingly might be smarter
- If you’re doing basic maintenance: Prioritize domestic-sourced or tariff-exempt materials
Source Smarter (The Competitive Advantage Play)
DOMESTIC ALTERNATIVES:
- American cabinet manufacturers exist, they’re just not what Home Depot pushes
- Higher upfront cost, but NO tariff exposure
- Longer lead times right now (everyone’s figuring this out)
EUROPEAN/UK OPTIONS:
- Capped at 10-15% instead of 50%
- Limited inventory, but potentially available
- May still beat fully-tariffed Chinese imports
THE REFINISHING PLAY:
- Cabinet refacing costs 1/3 of replacement
- Same visual impact to buyers
- Zero tariff exposure
- Faster turnaround
Ask me for my preferred vendor list, I’ve already done the research on who can actually deliver.
What This Means for North Texas Specifically
Ellis County and DFW Context:
We’re seeing massive development pressure; that South Creek Ranch development I’ve been tracking, new builds in Midlothian, expansion throughout the I-35 corridor. Every one of those projects just got more expensive.(Tariff Construction Delays, Cost Increases)
Local builder conversations I’m having:
- Some are locking material orders 6 months out
- Others are pausing new starts until pricing stabilizes
- Smart ones are building with domestic materials and marketing it as “tariff-proof pricing”
The opportunity: New construction slowdown = existing home inventory becomes more competitive. If you’re selling an existing home, you just got a relative advantage IF you position it correctly.
The Appraisal and Insurance Ripple Effect Nobody’s Talking About
Here’s where this gets interesting:
REPLACEMENT COST CALCULATIONS ARE CHANGING
- Insurance companies base premiums on rebuild costs
- Cabinet/material costs just jumped 25-50%
- Your insurance premium is about to reflect that
APPRAISAL COMPARABLES GET MESSY
- Homes with recent pre-tariff remodels vs. post-tariff remodels
- Inconsistent cost basis across “similar” properties
- Appraisers scrambling to adjust for material cost volatility
THE STRATEGIC INTELLIGENCE: Document everything. Pre-tariff material costs, installation dates, vendor invoices. This becomes your appraisal defense if needed.(Insurance and Appraisals With Tariffs)
FAQ: The Questions You’re Actually Asking
“Should I cancel my kitchen remodel?”
Depends. Are you selling in 90 days or staying 5 years? Different answers. Let’s talk specifics.
“Will these tariffs actually stick around?”
Implementation starts October 14, 2025. Highest rates hit January 1, 2026. Could they change? Sure. Should you bet your transaction on that? Absolutely not.
“Can I just buy IKEA cabinets to avoid this?”
IKEA imports most cabinets. They’re affected. Prices are already adjusting.(Ikea Responds To Tariffs)
“What about parts and hardware?”
Included in tariffs. Even replacement hinges and drawer slides.
“Will my home value actually go down?”
Value doesn’t go down, but buyer expectations shift. Homes with recent quality updates maintain advantage. Dated homes face steeper perception challenges.
The Franklin Move: Turn This Into Your Advantage
Here’s what separates strategic thinkers from reactive players:
WHILE EVERYONE ELSE PANICS:
- Lock in vendor relationships NOW
- Document pre-tariff material costs
- Position your property intelligently relative to new construction
- Understand buyer psychology around “value” vs. “updated”
WHILE BUILDERS SCRAMBLE:
- Existing inventory becomes relatively more attractive
- Well-maintained homes compete better against delayed new builds
- Cash buyers have negotiation leverage on builder inventory
WHILE BUYERS FREEZE:
- Properties priced reflecting NEW reality sell
- Properties priced on OLD comps sit
- Strategic sellers capturing market share
This isn’t about being opportunistic, it’s about being INFORMED while everyone else operates on outdated assumptions.
Your Next Move
If you’re selling, buying, or renovating in North Texas, you need current intelligence—not generic national news.
Text me at 214-228-0003 and ask for:
- “Tariff-Smart Vendor List” (preferred cabinet/material sources)
- “Pre-List Strategy Session” (should you remodel or sell as-is?)
- “New Construction Analysis” (which builders are adjusting, which are bleeding)
I’m tracking this daily, building permit data, vendor conversations, builder pipeline changes, appraisal trends. This is the market intelligence that separates good agents from GREAT outcomes.
📊 Making sense of market chaos so you don’t have to
🎯 Text 214-228-0003 for real-time intel
Bobby Franklin – REALTOR®
Legacy Realty Group – Leslie Majors Team
Serving Ellis County & DFW
All analysis original, market-specific, and designed to give North Texas clients the strategic advantage. Because in real estate, information IS the competitive edge.
Join The Discussion