i30 Builders · Frisco, TX
What a commercial remodel costs in Frisco
Frisco is mostly newer buildings, which cuts the unknowns and raises the expectation. The rate card is unchanged. What drives a Frisco number is that more of your scope is new work rather than rework, and that the finish standard next door is high.
$7.5K to $150K+ · Permits and inspections in the price · Written scope before deposit
Published Rates
The rate card, and it is the same in Frisco as everywhere else we work
These rates do not move by city. Labor and material cost about the same across Dallas-Fort Worth and East Texas, so quoting Frisco differently would be a markup, not a rate. What changes locally is which scopes come up, how long review takes, and what the building you signed is hiding. That is the rest of this page.
These are budgeting ranges, not a quote. Scope moves the number more than square footage does, which is why each tier is a range rather than a rate.
Paint and flooring refresh
$10 to $25/SF
$7,500 minimum
Cosmetic update where the layout and the systems stay exactly where they are.
Light office TI
$35 to $65/SF
$15,000 minimum
A layout change in a space that already works: some walls move, systems mostly stay.
Standard office TI
$65 to $95/SF
$35,000 minimum
A full office fit-out: private offices, conference rooms, a break area, new finishes throughout.
Higher-end office TI
$95 to $140/SF
$60,000 minimum
The same fit-out with a finish package and detailing that a client-facing floor needs.
White box from cold shell
$55 to $85/SF
$35,000 minimum
Bringing a cold dark shell up to a leasable vanilla box for the next tenant.
Retail refresh
$15 to $38/SF
$10,000 minimum
A sales floor updated between tenants or between brand cycles.
Standard retail build-out
$65 to $105/SF
$35,000 minimum
A retail bay fitted out for a new tenant, including back-of-house.
Commercial restroom refresh
$8,000 to $12,000 each
Finishes and accessories replaced with the fixtures and plumbing left in place.
Single-user ADA restroom, full build
$18,000 to $30,000 each
A compliant single-user restroom built out, including the plumbing that gets it there.
Local Cost Drivers
What moves a Frisco number up or down
Shell, not salvage
A lot of Frisco space is first-generation. That means no demolition credit and no usable leftovers, but also no abandoned duct, no dead circuits and no asbestos question. Predictable, and usually more scope than a second-generation suite of the same size because you are building everything once.
The suite next door
Frisco finish expectations are set by the building, not by the budget. Standard office tenant improvement publishes at $65 to $95 per square foot and higher-end at $95 to $140, and the thing that moves a Frisco job between those two is the ceiling and lighting package, glass fronts and millwork.
Corporate neighbors, small job
Large general contractors here are organized around corporate finish-out. A single-suite scope gets taken and staffed thin. That shows up as schedule slip rather than as a line item, and it is the practical argument for a smaller firm on a job this size.
Long-lead items
Glass, specialty lighting and custom millwork drive Frisco schedules more than labor does. They are ordered before demolition rather than after, because a firm commencement date cannot absorb a ten-week lead time discovered in week three.
Hidden conditions are excluded by default and surfaced as a change order: rot, mold, asbestos, lead, water-compromised framing, and code corrections unrelated to the scope. Nothing is absorbed quietly and nothing is discovered on the invoice.
Worked Examples
Three Frisco scopes, priced
Each figure is the rate above applied to the floor area, not a number picked to look good. The standard behind it is named so you can check the arithmetic.
2,000 SF · Frisco
Lease-renewal refresh, flex office
$38,000
Paint, carpet tile and base across the full suite with nothing moving. Mid-window: a straightforward refresh on a clean newer building.
Standard: Paint and flooring refresh. At this size that standard produces $20,000 to $50,000.
1,100 SF · Frisco
Single-suite professional build-out
$88,000
Full tenant improvement in a newer shell: partitions, mechanical distribution, ceiling and lighting, flooring. Upper-middle because everything was new work rather than modification.
Standard: Standard office TI. At this size that standard produces $71,500 to $104,500.
2,800 SF · Frisco
Glass-front corporate suite
$322,000
Glass fronts, millwork reception, upgraded ceiling and lighting, acoustic treatment and a full mechanical package. Upper window, driven by the finish schedule.
Standard: Higher-end office TI. At this size that standard produces $266,000 to $392,000.
What The Number Covers
Included, excluded, and priced separately
These are budgeting ranges, not a quote. Scope moves the number more than square footage does, which is why each tier is a range rather than a rate.
Included
- Labor
- Materials listed in the written scope
- Permits and standard city inspections
- Project management
- Mobilization
- Protection of adjacent areas
- Cleanup
- One-year workmanship warranty
Priced separately, named in the written scope
- FF&E and equipment
- Design and engineering
- Landlord fees
- Health-department plan review fees
- The category adders listed on this page
Hidden conditions are excluded by default and surfaced as a change order: rot, mold, asbestos, lead, water-compromised framing, and code corrections unrelated to the scope. Nothing is absorbed quietly and nothing is discovered on the invoice.
Common Frisco adders, with prices
These are the line items that most often sit outside the base range. Most scopes trigger none of them. They are listed with numbers so a reader who does trigger one is not left assuming the worst.
What moves the number
| Adder | Range | When it applies |
|---|
Phased or after-hours scheduling. Work sequenced around an operating business. Priced as a multiplier, typically 1.2x to 1.4x on the labor portion, rather than a fixed dollar amount.
Recent Work
What the finish level looks like.
Frisco Cost Questions
What owners here ask before they sign
Is a new Frisco shell cheaper to finish than an older suite?
Not usually, and that catches people out. A shell has no hidden conditions, which removes risk, but it also has nothing you can reuse. Everything is new work priced once. A second-generation suite can be cheaper when the mechanical, electrical and plumbing are usable, and more expensive when they are not, because removal is cost before anything new goes in.
What makes a Frisco office land in the higher band?
The ceiling and lighting package, glass fronts, millwork and acoustic treatment. Standard office tenant improvement publishes at $65 to $95 per square foot; higher-end runs $95 to $140. Floor area does not move a job between those. The finish schedule does, and it is the part of the scope you control.
Will a small Frisco job get real attention?
It is the whole job here rather than the smallest file in an office organized around corporate work. The practice takes a limited number of jobs on purpose and the principal runs them. On a single-suite scope that continuity is worth more than the size of the firm behind it.
What is the minimum Frisco commercial job?
The lowest published minimum is $7,500, which is a paint and flooring refresh with nothing moving. It still gets a written scope, a completion date and permits where the work requires them. Moving a wall moves you into a different band with a $15,000 floor.
Do long-lead items change the price or just the date?
The date, mostly, and then the price if the date is fixed and the only recovery is overtime. Glass, specialty lighting and custom millwork are the usual culprits in Frisco. They are ordered before demolition so the lead time runs in parallel with the work rather than after it.
Get a Frisco number for your actual space
Call (469) 721-0146, i30 Builders or send the space and the timeline. You get a written scope with a price and a completion date before any deposit. We respond within 1 business day.
Get a Free Estimate
Fill out the form below and we'll contact you within one business day.
indicates a required field