If you just signed a lease or are about to, the first real question is what it costs to turn the space into something you can open in. In DFW this work is usually called a finish-out (the Texas term) or a build-out, and the 2026 range is wide - roughly $15 per square foot for a light cosmetic refresh to $500 or more per square foot for a full restaurant. What you actually pay depends on the type of business, the condition the landlord delivers the space in, and what code upgrades the work triggers.
DFW Finish-Out Cost by Space Type (2026)
| Space Type | Cost per Sq Ft (installed) | What's driving it |
|---|---|---|
| Light cosmetic refresh | $15–$40 | Paint, flooring, lighting, minor fixtures |
| Office finish-out | $50–$150 | Offices, conference, break room, reception |
| Retail / showroom | $75–$200 | Storefront, fixtures, lighting, fitting areas |
| Salon / med-spa | $90–$250 | Plumbing to stations, treatment rooms, finishes |
| Medical / dental | $150–$450 | Specialized plumbing, lead-lining, sterile areas |
| Restaurant / bar | $200–$500 | Hood, grease trap, kitchen, gas, health code |
What "Move-In Ready" Actually Depends On
The single biggest swing in the number is the shell condition the landlord hands you. A second-generation space - one a similar business already operated in - can save $20 to $40 per square foot because the restrooms, HVAC distribution, and some finishes are already there. A raw cold shell, with utilities only brought to the space and nothing distributed inside, sits at the top of every range. Before you trust any quote, the contractor has to walk the space and confirm what is actually there versus what the listing implies.
Light Refresh vs Full Finish-Out
Not every space needs a gut. If the layout works and the systems are sound, a cosmetic refresh - paint, flooring, updated lighting and ceiling tile, new signage and a few fixtures - can land in the $15 to $40 per square foot range and get you open fast. A full finish-out means new partitions, electrical and plumbing distribution, HVAC modifications, and code-driven work. We are straight about which one your space needs, because pushing a refresh when the systems are failing just moves the cost into year two.
What Drives the Cost
- —Shell condition: raw cold shell vs vanilla shell vs second-generation space
- —Mechanical, electrical, and plumbing (MEP) - the biggest hidden cost on most jobs
- —Restrooms and ADA compliance triggered by a change of use or remodel scope
- —Restaurant kitchen: hood, make-up air, grease trap, gas, and health-code items
- —Permits, plan review, and any zoning or certificate-of-occupancy change
TI Allowance: Who Pays for the Build-Out
Most leases include a tenant improvement (TI) allowance - money the landlord contributes toward the finish-out. In 2026 DFW deals, allowances commonly run $15 to $60 per square foot for second-generation retail, $30 to $90 for office, and $40 to $120 for restaurant or medical when the landlord wants that anchor tenant. The allowance rarely covers a full custom build, so the gap is on you. We give you an itemized scope and budget early so you can negotiate the allowance and free-rent against a real number, not a guess, before you sign.
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Soft Costs and Contingency
The per-square-foot construction number is not the whole budget. Plan for another 8 to 15 percent in soft costs - architecture, engineering, permits, and design fees - and a 5 to 10 percent construction contingency for the surprises an older building always hides. Budgeting these up front is the difference between opening on schedule and stalling halfway through when an unexpected panel upgrade or grease line shows up.
Timeline: Design, Permit, Build
A straightforward office or retail finish-out is typically 6 to 12 weeks of construction, but the permit is the part business owners underestimate. DFW jurisdictions vary widely, and Dallas in particular has run long on commercial review. We submit complete drawings the first time, because incorrect formats and missing code references are the number-one cause of lost weeks. Tell us your required opening date and we work the design, permit, and build schedule backward from it.
Getting an Accurate DFW Finish-Out Quote
- —Walk the space with the contractor before you sign - confirm the real shell condition
- —Get the scope itemized by trade, not one lump sum, so you can value-engineer
- —Confirm what the TI allowance covers and what reimbursement proof the landlord requires
- —Lock the delivery, rent-commencement, and required-opening dates in writing
- —Ask who carries the permit, plan review, and any certificate-of-occupancy change
Get a Free DFW Finish-Out Estimate
Tell us the space, the use, and your opening date. We walk it, confirm the shell condition, and hand you an itemized scope and budget you can take into your lease negotiation. Call (469) 721-0146. Response within 1 business day.
Frequently Asked Questions
Common questions about this topic from DFW homeowners and project planners.
How much does a commercial build-out cost in DFW?
In 2026 DFW finish-outs run from about $15–$40 per square foot for a light cosmetic refresh to $50–$150 for office, $75–$200 for retail, $150–$450 for medical, and $200–$500 for restaurant. Shell condition and code upgrades drive most of the spread.
What is the difference between a finish-out and a build-out?
They mean the same thing - turning a leased commercial space into one your business can operate in. Finish-out is the common term in Texas; build-out and tenant improvement (TI) are used nationally. All cover partitions, MEP, finishes, and code work.
Does the landlord pay for the build-out?
Usually in part. Most leases include a tenant improvement (TI) allowance - commonly $15–$120 per square foot in DFW depending on use and term. It rarely covers a full custom build, so we give you an itemized budget early so you can negotiate the allowance before signing.
How long does a commercial finish-out take in DFW?
A straightforward office or retail finish-out is about 6 to 12 weeks of construction, plus design and permitting. Permit timelines vary widely by DFW jurisdiction, so we work the schedule backward from your required opening date and submit complete drawings to avoid review delays.
How can I lower my DFW build-out cost?
Lease a second-generation space when you can - it can save $20–$40 per square foot. Keep a sound existing layout, choose a cosmetic refresh over a full gut where the systems allow, negotiate a stronger TI allowance, and get an itemized scope you can value-engineer.
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