HomeGuide's national guide, published February 6, 2026, puts foundation crack repair at $250 to $800 per crack, steel piers at $1,000 to $1,600 per pier and settling or sinking repair at $4,500 to $20,000. No guide publishes verified Keller prices, so this post sets out what each source says, how its method differs and what moves the number on a real house.
The Short Answer
A small crack repair costs hundreds of dollars. A pier job costs thousands, and a whole-foundation repair can reach $10,000 to $20,000 in HomeGuide's guide. A Keller-labeled page from This Old House gives lower averages, and it shows no date and no method. Foundation Repair Keller TX prices every job after an on-site inspection, because the number of piers and the cause of the movement decide the total.
Compare the Sources
| Job | HomeGuide, national (published February 6, 2026) | This Old House, Keller page (no date shown) |
|---|---|---|
| Foundation crack repair | $250 to $800 per crack | $368 average |
| Foundation leak repair | $2,000 to $12,000 in the summary table; $250 to $5,000 minor and $4,500 to $15,000 or more major | $2,989 average |
| Settling or sinking repair | $4,500 to $20,000 | Minor cracking and settling from $1,900; substantial damage about $3,100; complex jobs about $6,900 |
| Piers (underpinning) | $10,000 to $20,000 for the job; steel piers $1,000 to $1,600 each | Underpinning $1,410 average; stabilization $5,199 average |
| Slab jacking | $4,500 to $9,000, or $4 to $9 per square foot | Not listed |
| Pier and beam repair | $2,000 to $15,000 | Not listed |
| Leveling with shims | $1,000 to $3,500 | Not listed |
| Foundation inspection | $400 to $750 | Not listed |
| Structural engineer's report | $500 to $3,000 | Not listed |
Why the Sources Differ
HomeGuide gives national ranges by repair method and notes that its leak figures vary within the same page. The This Old House page covers Keller by name, lists averages by service and does not state a date, a sample or a method. Read the two as separate references. Neither one is a quote for a specific Keller house.
What Moves the Price
HomeGuide lists the factors that change foundation repair cost: the severity of the damage, the foundation type, the repair method, accessibility, home size, home age, soil quality, permits, and required tests and reports. In practice, these decide the total:
- The number of piers. A steel pier costs $1,000 to $1,600 in HomeGuide's guide, so ten piers and twenty piers are different jobs.
- How far the foundation moved. A small settlement takes shims or a few piers, and a large one takes a full perimeter.
- The cause. A plumbing leak or a drainage fault is repaired in addition to the movement.
- Access. A tight crawl space or a slab with landscaping against it takes longer.
- Tests and reports. An engineer's report at $500 to $3,000 adds to the cost and gives an independent plan.
Keller Conditions That Affect the Job
The Texas Section of the American Society of Civil Engineers states that Texas has large areas with clayey soils that shrink and swell with changes in soil moisture. The USDA soil survey for Tarrant County maps mostly fine sandy loams around Keller with clay soils in patches, so the amount of movement differs from lot to lot. Census Bureau figures (American Community Survey, 2020-2024) show about 90% of Keller's occupied homes were built in 1980 or later and the median home value is $594,300, so a foundation repair protects a large asset. Why Keller soil moves foundations
What a Fair Quote Lists
A quote compares with another only when both describe the same work. Look for the measurements of movement, the number and location of piers or the footage of repair, the cause and what will be done about it, the post-repair floor survey, the warranty terms in writing and who handles any permit. How to compare foundation repair quotes
Frequently Asked Questions
How much does foundation repair cost in Keller?
HomeGuide's 2026 national guide puts crack repair at $250 to $800 per crack, steel piers at $1,000 to $1,600 each and settling or sinking repair at $4,500 to $20,000. A Keller-labeled This Old House page shows lower averages with no date or method. Those are references, not Keller quotes. An on-site inspection gives the number for a specific house.
Why is foundation repair so expensive?
The work lifts a house and sets structural supports under it. A steel pier costs $1,000 to $1,600 in HomeGuide's guide, and a repair can need many of them. The job also includes measurement, any leak or drainage repair and the final floor survey. Cost tracks the number of piers and the amount of movement.
Is a foundation inspection free?
Inspections are priced by the company. HomeGuide puts a paid foundation inspection at $400 to $750 nationally. Foundation Repair Keller TX offers a free, no-obligation inspection with every estimate. An engineer's report is separate and independent, and HomeGuide puts it at $500 to $3,000.
Does the cost change with the type of foundation?
Yes. HomeGuide lists foundation type among the factors, and puts pier and beam repair at $2,000 to $15,000 and slab repair methods at different ranges, such as slab jacking at $4,500 to $9,000. The repair follows the foundation. Pier and beam repair cost
Can I get a firm price before work starts?
Yes. The written plan names the measurements, the pier locations or the footage of repair, the cause and the price. A price set before the work starts is the price, and anything outside the written scope is agreed in writing first. Slab foundation repair
