A retail finish-out in DFW runs $15 to $38/SF to refresh a sales floor between tenants or brand cycles, and $65 to $105/SF for a standard build-out of a retail bay with its stockroom, lighting, HVAC distribution, cash-wrap and a restroom, on the rate card i30 Builders publishes. Storefront glazing, signage, display fixtures and FF&E are priced separately in both, which is the first thing to check when two retail bids look far apart.
What does a retail build-out cost per square foot?
| Scope | Published range | What it covers |
|---|---|---|
| Retail refresh | $15 to $38/SF | Paint and flooring, Lighting replacement on the existing circuits, Fitting-room and counter repair, Wall and fixture patching |
| Standard retail build-out | $65 to $105/SF | Sales floor and stockroom layout, Ceiling and lighting, HVAC distribution, Electrical and data, Counter and cash-wrap millwork, Restroom |
Worked for a 1,500 square foot inline bay: $22,500 to $57,000 as a refresh and $97,500 to $157,500 as a standard build-out, before storefront, signage and fixtures. A bay that arrives as a cold shell first needs the white box layer, $55 to $85/SF, which is on the white box cost page.
How do you compare full-service retail build-out bids?
Line them up against the same scope list before you look at the totals. Retail bids diverge most on the items that sit at the edge of a build-out, where one bidder includes something another treats as the landlord's, the sign company's or the fixture vendor's. This is how the published tiers draw that line:
| Item | In the retail refresh range? | In the standard build-out range? |
|---|---|---|
| Paint, flooring, lighting on existing circuits | Yes | Yes |
| Sales floor and stockroom layout, new partitions | No | Yes |
| Ceiling, lighting, HVAC distribution, electrical and data | Lighting only | Yes |
| Counter and cash-wrap millwork | Repair only | Yes |
| Restroom | No | Yes |
| Storefront glazing and signage | No, priced separately | No, priced separately |
| Display fixtures and FF&E | No, priced separately | No, priced separately |
| Permits and standard city inspections | Yes | Yes |
- Ask each bidder to price on the same written scope, or to mark up yours, so a low total is not just a shorter list
- Check who carries the storefront, the sign permit and the fixture install, because those are the lines most often left out of a low bid
- Compare allowances line by line: a fixture or flooring allowance set below what you described becomes a change order later
- Ask whether the price is a lump sum for the written scope, and how changes are priced and approved
- Confirm the schedule against your required opening date, since retail leases usually carry one
The GC bid comparison checklist goes line by line, and what a lump-sum contract protects covers the contract side.
What drives a retail build-out cost?
- Storefront and entrance work: glass, doors and an accessible entry, priced outside both tiers
- Fixtures and millwork: cabinetry, display walls and the cash-wrap
- Display and accent lighting layered over the base lighting
- Fitting rooms, the stockroom and back-of-house
- Low-voltage for POS, security and data across the floor
- A restroom that does not meet current accessibility rules (a single-user ADA restroom is $18,000 to $30,000 each on the card)
Written Scope
Planning this type of project?
Tell us your space, city, and timeline. We return a written scope with lump-sum pricing, no obligation.
Does a second-generation retail space save money?
Retail centers turn over often, so second-generation space is common in DFW. If the prior tenant left usable restrooms, sound HVAC and a clean sales floor, a job can stay a refresh rather than a build-out, and the budget goes into fixtures and brand finishes instead of base building. Walk it before you sign and separate what is cosmetic from what is actually delivered as structure.
How long does a retail finish-out take?
A straightforward retail finish-out is typically 6 to 10 weeks of construction once permitted, plus a sign permit that runs on its own track. Pull the building and sign permits in parallel, submit complete drawings the first time, and sequence the fixture install so you are stocking shelves the week you planned. The retail build-out timeline breaks it down week by week.
What should you confirm before you sign a retail lease?
- Is the suite second-generation, and what of it is actually reusable?
- Does the storefront and entrance meet current accessibility rules?
- What does the TI allowance cover, and what proof of completion does the landlord require?
- What is the required opening date, and does the schedule survive permitting?
- Who handles the sign permit and the certificate of occupancy?
Get a written retail scope before you sign
Send us the space and your brand standards. We walk it, separate base building from finishes, and hand you a written lump-sum scope and a schedule that protects your opening date. Call (469) 721-0146. Response within 1 business day.
Frequently Asked Questions
Common questions about this topic from DFW tenants, landlords, and business owners.
How much does a retail finish-out cost in DFW?
On i30 Builders' published card, $15 to $38/SF for a retail refresh and $65 to $105/SF for a standard retail build-out, each scoped and priced per project after a site walk. Storefront glazing, signage, fixtures and FF&E are priced separately.
Why are two retail build-out bids so far apart?
Usually because they price different scopes. Storefront, signage, fixture install and allowances are where retail bids diverge. Line both up against the same written scope before comparing totals.
How long does a retail finish-out take in DFW?
Typically 6 to 10 weeks of construction once permitted. The sign permit runs separately, so pull it in parallel and sequence fixtures to the opening date.
Does my retail lease have a required opening date?
Almost always, often with penalties for missing it. Build a permit-aware schedule before you sign so you can negotiate the date and the allowance against a realistic timeline.
About the author
Yelp
General contractor, Royse City, TX
Commercial tenant improvement, build-out and renovation, and residential outdoor living, fencing, additions and high-end kitchens and baths across Dallas-Fort Worth and East Texas.