i30 Builders · McKinney, TX
What a commercial remodel costs in McKinney
McKinney runs from historic downtown stock to new shell on the north side, and medical work lands in both. The rate is the same across the metroplex. What moves a McKinney clinic number is which building you signed, how many rooms carry plumbing, and whether the practice stays open during the work.
$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 McKinney 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 McKinney 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.
Cosmetic clinic refresh
$30 to $55/SF
$15,000 minimum
A clinic updated without touching the casework, plumbing or medical gas.
Basic clinic TI
$95 to $130/SF
$45,000 minimum
Exam rooms and admin space built out where the plumbing intensity is low.
Standard clinic remodel
$130 to $180/SF
$60,000 minimum
A working clinic remodelled, usually in phases, with sinks in most rooms.
Heavy medical and dental
$180 to $250/SF
$85,000 minimum
Operatories, imaging and procedure rooms, where the equipment drives the construction.
Exam room refresh
$4,500 per room
One room repainted, re-floored and made ready, with nothing moved.
Exam room conversion
$7,500 per room
A room converted to an exam or consult room without adding a sink.
Exam room with cabinets and sink
$14,500 per room
A full exam room including the casework and the plumbing to it.
Local Cost Drivers
What moves a McKinney number up or down
Rooms with water
The count of rooms carrying a sink or dedicated plumbing is the strongest single driver on a clinic number, well ahead of floor area. An exam room with cabinets and a sink prices at a different order than an exam room refresh, and ten of them is a different job than four.
Downtown versus north side
Historic downtown space can carry undersized service, restrooms that are not accessible and mechanical at the end of its life, all of which become your scope on a change of use to medical. North-side shell carries none of that and no head start either. The gap runs $20 to $40 per square foot.
Staying open
Most McKinney practices do not close for the work. Phasing nights and weekends runs typically 1.2x to 1.4x on the labor portion and is quoted as a visible adder. Containment, negative air where required and a clean path for patients are scope items rather than courtesies.
Accessibility review
A clinic remodel over $50,000 in construction cost is registered with the Texas Department of Licensing and Regulation and reviewed against the Texas Accessibility Standards before the permit application. Medical change-of-use work crosses that line more often than any other scope type.
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 McKinney 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.
1,400 SF · McKinney
Front-of-house refresh, established practice
$58,000
Waiting area, reception millwork, flooring and paint with the clinical side untouched. Mid-window because no room gained plumbing and nothing moved.
Standard: Cosmetic clinic refresh. At this size that standard produces $42,000 to $77,000.
1,900 SF · McKinney
Clinic fit-out, north-side shell
$212,000
Exam rooms framed and finished, mechanical and electrical distributed, plumbing run to the rooms that needed it. Upper-middle: the room count carried the number.
Standard: Basic clinic TI. At this size that standard produces $180,500 to $247,000.
1,500 SF · McKinney
Practice remodel, historic downtown
$232,000
Change of use in older stock: accessible restroom built, service upgraded, mechanical replaced, then the clinical finish-out on top. The building drove this, not the floor area.
Standard: Standard clinic remodel. At this size that standard produces $195,000 to $270,000.
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.
Recent Work
What the finish level looks like.
McKinney Cost Questions
What owners here ask before they sign
Why is clinic work more per square foot than office in McKinney?
Plumbing, mechanical and finish requirements. Basic clinic tenant improvement publishes at $95 to $130 per square foot against $65 to $95 for standard office. The difference is rooms carrying water, higher air-change requirements, scrubbable finishes and the accessibility work a medical change of use triggers.
How much does an exam room cost on its own?
It depends what it has in it. A refresh of an existing room, a conversion of an existing room, and a room built with cabinets and a sink are three different numbers and all three are published on the rate card. Counting rooms and what each one carries is a better early estimate than multiplying your floor area.
Can you remodel a McKinney practice without closing?
Yes, and most are done that way. Clinical areas are phased in sections, loud work runs outside patient hours, and containment goes up before the first cut. The after-hours premium is typically 1.2x to 1.4x on the labor portion and it is quoted as a line item so you can price staying open against closing for a week.
Is historic downtown McKinney a more expensive build?
For medical, usually yes. A change of use to clinical in older stock commonly brings an accessible restroom, an electrical service upgrade and mechanical replacement into scope before any clinical finish work starts. That is the whole reason we confirm which building you are looking at on the walk rather than after a lease is signed.
What is not in the clinic number?
Medical equipment, furniture, fixtures and IT or audio-visual cabling are separate and named in the scope. Engineering is quoted as an allowance or an actual-cost line when required. Hidden conditions behind walls are excluded by default and surfaced as a change order with a price before the work proceeds.
Get a McKinney 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.
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