For a bit of regional context, my cousin in Miami did a similar project and his costs were even higher than here in Tampa Bay. He had 15 impact windows installed in Fort Lauderdale and paid about 20% more than what I was quoted for 15 windows in Clearwater. He was told it’s partly because down in Miami-Dade/Broward they often use the absolute highest-rated (HVHZ) products by law, and there’s a lot of demand. In Tampa Bay we also use Miami-Dade rated impact windows typically (most good products are rated for the High Velocity Hurricane Zone), but the competition in our market might be a bit better or labor slightly cheaper. So Tampa Bay isn’t the cheapest place in the country for windows (not by a long shot), but it’s also not as expensive as South Florida in some cases. My cousin was actually jealous of the quotes I was getting here. 🤷
Anyway, I know this thread is about Tampa Bay costs, which people have covered brilliantly. I just wanted to say if you have friends or family in other regions, our prices will seem high to them unless they’re in another hurricane-prone coastal area. And even within Florida, there are variations. The Tampa Bay region, being large, has lots of competition which helps keep pricing reasonable (relatively speaking). If you’re in a more rural part of the state or a super high-cost metro like Miami, you might see different numbers.
I haven’t done my project yet, but I just want to say thank you to everyone contributing here. This thread is gold. 🙏 I’m in Pinellas planning to replace all the windows in my home early next year, and reading through these 30+ responses has given me a crystal clear idea of what to expect. I feel so much more prepared to talk to contractors and understand their quotes. Y’all have asked all the questions I had (and many I didn’t even think to ask). The tips about permits, insurance, materials, etc., are incredibly useful. Seriously, big thanks to the community here – this is going to save me from a lot of potential mistakes and headaches!
I’ll add my perspective as a rental property owner. I have a single-story rental house in Tampa (Sulphur Springs area). It had old jalousie windows that were basically a security and energy nightmare. I decided to replace all of them both to protect the property and to potentially get an insurance break. I opted for a budget-friendly approach: I installed non-impact double-pane vinyl windows (since it’s not my primary residence, I was okay with the tenants putting up hurricane panels that I provide if needed). The cost for that small house (8 windows) was $5,000, done by a local window guy who had good references. That included everything (permit, install, removing the old windows).
A few observations: Even though I didn’t go for impact glass, just upgrading to double-pane tight-fitting windows improved the property a lot. The tenants immediately noticed the house was cooler in summer and quieter overall. For me as the owner, I got a wind mitigation inspection done after the window upgrade and even with them being non-impact, because I had hurricane panels for all openings and new windows that were properly anchored, I got some credit on the insurance (not as much as if they were impact, but something). The house also looks nicer, which is a plus for curb appeal and rentability.
From a cost perspective for landlords: I wasn’t sure I’d see the money back, but I was actually able to bump the rent slightly afterward (because I market it as having energy-efficient windows – a lot of renters appreciate lower electric bills and the added security of new windows with good locks). If I hold the house long term, the windows eventually pay for themselves in the form of easier maintenance (no complaints about leaks or drafts) and slightly better rent. And if I sell, it’s a selling point.
One more thing: I still chose to permit the work, even though I know some landlords might be tempted to do it under the table. It’s just not worth it – unpermitted work can come back to bite you. The permit process was easy; the contractor handled it and it passed first try. So my advice: even for a rental or investment, do it right. And you don’t necessarily need top-of-the-line impact everything if it’s not in the budget – even the mid-range windows made a world of difference here. If you have the budget though, impact would be great for protecting the asset (I might do that on the next one if I can get grant money or something).
I got quotes from some of the big box stores (specifically Home Depot) versus local independent companies, and I’ll share what I found. I figured Home Depot might offer competitive pricing due to volume. They sent a subcontractor to do an estimate for 10 windows. The quote I got from Home Depot actually came back at $16k for 10 impact windows (they were offering Simonton brand windows). Meanwhile, two local companies quoted me $14k and $15k for comparable products (one of those was even the same Simonton windows). Home Depot’s process also felt a bit impersonal – the guy was clearly a sub and said if I ordered through HD, an independent installer crew would be assigned anyway. Essentially, HD was just the middleman taking a cut.
I ended up going with a local window specialist for about $14.5k. The irony is, it wouldn’t surprise me if the same subcontractor crew that works for HD ended up doing my install for the local company – there are only so many qualified crews around. But by going direct, I avoided the extra overhead Home Depot tacked on. I also felt like I got more personalized service; I met the owner of the small company and he came to measure and check on the install. With Home Depot, I doubt anyone would be checking beyond the hired subcontractor itself.
That’s not to knock Home Depot or Lowe’s – I’m sure plenty of people go through them and it can turn out fine. But don’t assume they’re cheaper. In my case, they were actually the highest quote. Perhaps their margin was higher, or their corporate structure adds cost. Who knows. The lesson: always compare. The product might be the same, but the price can differ by thousands. The local guys have more flexibility to negotiate too (HD isn’t going to negotiate their quote). Just my two cents from having tried both routes.
I split my window project into two phases for financial reasons, and I want to share how that went. I live in Palm Harbor (North Pinellas) in a 1970s single-story home. It has 12 windows total. I didn’t have the funds to do all of them at once, so last year I replaced 6 windows (the front and side of the house) and I planned to do the other 6 (the back of the house) this year. I got 4 quotes for phase 1. Prices for those 6 ranged from about $5,000 on the low end to $10,000 on the high end (huge range for the same 6 windows!). The lowest was a small outfit, the highest was a big company with lots of advertising. I went with a middle quote of around $7,000 for the first 6 windows, from a well-reviewed local installer (rhymes with “ProTech Windows & Doors” – they’re a known company here). They did an excellent job on those 6, so I just hired them again to do the remaining 6 windows in phase 2.
A couple of insights from doing it in phases:
Permitting: We had to pull a permit for each phase separately. So I paid the permit fee twice (it was about $200 each time). Doing all 12 at once would have been one permit fee. Not a huge deal, but something to consider – splitting might add a bit of cost in that sense.
Pricing: Before I committed to phase 2, I asked the company if they would honor the same per-window price as phase 1, and they did. (We wrote that into the contract for phase 2 when I finished phase 1 with them.) This protected me from any price increases or inflation this year. If you plan to split, maybe negotiate that upfront if you can. Some might not lock it in for too long, but mine did for the year.
Mobilization: By doing it all at once, you usually save a little on labor because the crew is already there and set up, etc. In my case, the company didn’t explicitly charge extra for a second mobilization, but obviously it’s another day or two of work with its own fixed costs. Phase 2 (another 6 windows) is actually costing me about $500 more than phase 1 did, likely due to slight price increases and maybe a small premium for doing a smaller batch.
Benefits: The nice thing was I could pay half, then take a breather and save up before doing the rest. After phase 1, I already noticed improvements in noise and AC runtime, even with half the windows still old. Phase 2 is scheduled for next month and I’m excited to finally have the whole house done.
If you can afford it, it’s probably more cost-effective to do all at once. You avoid duplicate fees and you might get a better bulk deal. But if you can’t, phasing is a viable option – just try to stick with the same contractor so the style and quality match throughout. And as I mentioned, see if they’ll lock in pricing for your second phase or at least give you a ballpark so you can budget for it. In my case, splitting cost me a tad more overall, but it allowed the project to happen at all, which is worth it.
I actually went with one of those “budget” chain companies (think ads like “$189 window!” – you know who they are 😉). I’ll share that perspective since most here went mid or high. I had 10 windows in a rental property that I wanted to replace cheaply. This company (a national franchise with a local Tampa office) offered by far the lowest price: about $7,000 for 10 windows, which were vinyl, double-pane but non-impact. I was okay with non-impact for this case because I have hurricane shutters for the house. The experience was a mixed bag.
Positives: They did get the windows in and they function fine. The price was as quoted, very affordable. The project was done in two days. The windows are certainly better than what was there (old single panes). From a basic standpoint, they are new windows that open, close, and lock, and they look decent.
Negatives: I discovered why they were cheaper. For one, they didn’t handle the permit process – I had to pull the permit with the county myself because they said it’s “homeowner responsibility” in their model. I was a bit uncomfortable, but I went and did it (pulled an “owner-builder” permit). Not ideal – I’d prefer the pros do that. Secondly, the windows are a bit lower grade in build. They are fine now, but I could see them not lasting as long – the frames and mechanisms feel a tad flimsier than the higher-end windows I have in my own home. Third, the communication and service wasn’t very personalized. I felt like just another job on their assembly line. They did send a supervisor back to adjust one window that wasn’t closing perfectly, so that was good. But scheduling and dealing with their office was a little bit of a pain (some phone tag, etc.).
Also, because I pulled the permit, I had to coordinate the inspection. The work passed, but the inspector did note one minor thing: they hadn’t added a few screws that are required by the print – the crew basically missed it. The inspector let them fix it (they came back that afternoon to add them) and then signed off. It showed me the crew maybe wasn’t as meticulous as some others. If I hadn’t gotten a permit, that detail might have been missed entirely.
So, would I recommend the bargain route? Only in certain scenarios. If it’s an urgent need and budget is extremely tight, these franchise window companies can get the job done cheaply. But you, as the homeowner, might have to be more involved and vigilant (like I was literally walking around with the inspector and ended up project-managing a bit). For my primary home, I wouldn’t use them – I’d invest more for better quality and full service. For a rental or something where cost is king, it’s an option, just go in eyes open. And I’d strongly suggest still doing it with a permit, even if they say you can skip (they didn’t tell me to skip, to be clear – they just wouldn’t do it themselves). Unpermitted work can bite you later, as we’ve heard.
In the end, the windows are in, and they’re fine for now. I consider it a short-to-medium term solution. If I still own that house in 10 years, I suspect I might be upgrading again, possibly to impact windows next time. If you can afford better upfront, you likely save money in the long haul. I sort of got what I paid for: not the best, not the worst. 🙂
One more thing to mention: Florida has been offering some incentives that can save money on window projects lately. @waffles_campbell already covered the big My Safe Florida Home grant (which is awesome). Another one I took advantage of was the Home Hardening sales tax exemption. As of last year, the state made hurricane impact windows, doors, and similar improvements exempt from sales tax for a period of time (it was slated to run until at least June 2024). When I purchased my impact windows, I paid no sales tax on the windows or the installation labor. That’s a 7% savings in this area (combined state and local tax) straightaway. On a $10,000 project, that’s $700 saved; on a $20k project, that’s $1,400 saved, and so on.
Not all contractors were even aware of it at first – I had to point it out to one of my bidders. But the one I went with knew about it and handled everything; my invoice indeed showed all materials as tax-free under the Home Hardening initiative. If you’re getting impact-resistant windows or doors, definitely ask about the sales tax holiday/exemption. It’s essentially Florida’s way of encouraging homeowners to storm-proof their homes by making it a bit cheaper (the program was a two-year tax exemption).
Between that and the wind mitigation insurance credits, and even the federal energy tax credit some of us got, there are a few ways to offset the expense. In my case, I stacked them: no sales tax, got the federal $600 credit, and my insurance went down about $300/year. It still doesn’t make windows “cheap” by any means, but every bit helps! If the tax exemption is still active when you do your project, it’s like an instant discount.
I know this thread is about costs we paid, so for the record: I paid ~$12k for 10 windows after those incentives (would’ve been around $13k+ with tax). Thanks to the tax break, I saved nearly $900. Keep an ear out for any current programs when you’re doing yours – sometimes the contractors will mention it, but sometimes you have to bring it up.
I haven’t seen anyone mention security systems, so here’s a small thing: If you have a home alarm system with window sensors, remember to budget/plan for reconnecting those after your windows are replaced. I have an older ADT system with those wired sensors on every window. When we replaced the windows, the installers had to remove those sensors (the little magnetic contacts). They told me upfront they don’t reconnect alarm wires – that was on me or my alarm company. So after the window job, I had an alarm tech come out and reinstall new sensors on the new windows and hook them back into the system. It cost me about $200 for the service call and parts for that.
It’s a minor thing in the grand scheme, but it is an extra cost that I hadn’t originally factored in. If you’re using wireless sensors, it might be easier (you can likely just stick them on the new windows yourself). But for wired systems, definitely consider that you might need an alarm company to come redo them. Alternatively, you could coordinate to have them out during the window install, but that gets tricky scheduling-wise. I just waited until the windows were in, then did it. For a few days I didn’t have window alarms, which I was okay with.
Also, if you have any window treatments (blinds, shades, drapes), the installers usually ask you to take those down before they come. I took down all my curtains and blinds the night before installation to give them clear access. After the new windows were in, some of my old blinds didn’t fit exactly (the new window frames were slightly different), so I ended up getting a couple new blinds. Not a big deal, but something to check – you might need to adjust or trim window treatments after.
In summary, beyond the window quote itself, plan a little extra for these “around the window” things: alarm sensors, new caulk or paint touch-ups, re-hanging blinds/curtains, etc. I probably spent an additional
300−
300−
400 on those odds and ends after the main install. It’s easy to overlook until you’re in the thick of it.
I want to give a shout-out to small, family-run window companies. I went with a smaller local business in Pasco and it was a great experience at a fair price (14 windows for ~$13k, all impact). The owner came out for the initial consult, and I felt like I got very honest advice rather than a sales pitch. They even told me that for two of my smaller bathroom windows, if I wanted to save money, I could consider non-impact glass with shutters, but I ended up doing all impact anyway. They weren’t pushy, and I felt they cared about my home.
Sometimes people automatically go to the big names, but as @nlopez32 said earlier, the little guys often do fantastic work with the same products. My installers were actually the sons of the owner – it was literally a family crew. They did meticulous work. I think because their name (their family name) is on the company, they took extra pride in making everything perfect. And if I ever have an issue, I know exactly who to call and they’ll remember me.
Cost-wise, they weren’t the absolute lowest quote, but they were close to it and way below the big corporate quotes. And I like that my money went to a local business. Tampa Bay has quite a few of these mom-and-pop window companies. As long as they have good reviews and proper credentials, I’d encourage giving them strong consideration. You often get more personalized service, and in my case at least, the outcome was superb.
Anyway, that’s my two cents. Support local when you can – in my case it paid off with a smooth install and beautiful new windows that didn’t break the bank compared to others. Good luck to everyone getting theirs done!
Update from User7 here (as promised) – I got my second quote from ProTech Windoors for the 8 windows + slider project I mentioned earlier. ProTech came in at $14,200 for everything. That’s compared to the $13,000 quote I got from the other local company. So ProTech was about $1,200 higher overall. Breaking it down, their price per window was slightly higher (they quoted a different brand, Simonton windows, whereas the first quote was PGT – both impact-rated vinyl). The sliding glass door portion was about the same cost in both quotes (around $4k). The difference was mainly in window unit price and a bit in labor.
The ProTech rep was very professional (shout-out to @breezetraveler’s recommendation – I mentioned my neighbor and some folks here spoke highly of them). I do feel like ProTech would do an excellent job. They emphasized their installation warranty and service. The other company is smaller and doesn’t have as long of a track record. I’m now debating if it’s worth paying a little more for ProTech’s reputation. $1,200 more on a
13k−
13k−
14k project is not insignificant, but it’s also not huge if it means greater peace of mind.
I haven’t made a final decision yet, but I’m leaning toward going with ProTech, even though they’re a bit pricier, because I value the follow-up service (and they’re very responsive, picking up the phone every time I had a question). The cheaper company has a great price but I occasionally had trouble getting the salesman on the phone – small things like that worry me for a big project.
Either way, I’m happy I got multiple quotes as everyone advised. Both came in within the range discussed in this thread (
1k−
1k−
1.4k per window for impact including install, plus the door). I’ll post again once the job is done to let you all know how it went. Thanks to everyone who shared experiences – it helped me navigate this process with much more confidence. And thanks @breezetraveler for sharing your ProTech story; it definitely influenced me to call them for a quote. This community is awesome!