McKinney · Collin County · White Box & Shell Finish-Out

White Box & Shell Finish-Out Contractor in McKinney, TX

Written scope and locked price before any deposit. Permits and inspections handled.

Priced per project after a site walk · One-year workmanship warranty

Get a written estimateCall (469) 721-0146, i30 Builders

Free site visit · written scope · lump-sum price

Rated 5.0 on Google$1M GL + $1M Umbrella1-year workmanship warranty

Finished office reception: an L-shaped gray quartz desk on a walnut base in front of a horizontal walnut slat wall, on a gray stone-look tile floor.

Delivered work · Office reception · DFW

Get a written estimate

Four fields. We call back within one business day to set up the site visit.

A white box in McKinney is the step between a cold shell and a tenant's own build-out, and here it can start from newer shell and second-generation space along US-75 and around Stonebridge Ranch, or older buildings on the historic downtown square. White box is not a standardized term, so the scope is written to the lease and the city: demising walls, level-4 drywall, a ceiling grid and building-standard lighting, HVAC distribution, a code-compliant restroom and electrical service to a panel.

McKinney runs two commercial markets at once, the historic downtown square and the newer corridor inventory along US-75 and around Stonebridge Ranch, and downtown buildings carry design review requirements and building-age conditions the corridor does not. A white box rarely changes the outside of a building, so it rarely meets the design review. When the storefront glazing is in the landlord's scope, that part is submitted with the permit.

Published Rates

White Box & Shell Finish-Out pricing in McKinney

All-in pricing covering labor, materials, permits, inspections, and project management. Brand signage, FF&E, and IT/AV cabling are separate line items called out in the written scope.

Scope bandRateWhat it covers
White box from cold shell$55 to $85/SFDemising walls, level-4 drywall, ceiling grid, HVAC distribution, code restroom.

Final number depends on the specifics of your McKinney space. See the full white box & shell finish-out scope across DFW, or what a commercial remodel costs in McKinney.

Permitting in McKinney

Commercial tenant improvements in McKinney permit through the City of McKinney, plus mechanical, electrical and plumbing permits depending on scope. Downtown scopes can add a design review step, which we run in parallel with the building permit rather than in sequence.

What the price includes

  • White box from cold shell at $55 to $85/SF, scoped item by item to the lease
  • HVAC equipment and electrical gear ordered during the permit window
  • Permit filing and City of McKinney inspection scheduling
  • Downtown design review run in parallel with the building permit
  • One-year workmanship warranty

Delivered in McKinney

Work we have finished in McKinney, TX

Medical Office Waiting Room Rebuild

McKinney, TX

Full front-of-house rebuild for a McKinney medical practice, the patient-facing waiting room and reception area.

White Box & Shell Finish-Out in McKinney: common questions

What does a white box finish-out cost in McKinney?

McKinney runs from historic downtown stock to new shell on the north side. What moves a McKinney number is which building you signed and whether your business stays open during the work. White box from cold shell runs $55 to $85/SF. These are budgeting ranges, not a quote: scope moves the number more than square footage does, and every job is scoped and priced per project after a site walk. Permits and standard city inspections are in the price. FF&E, design and engineering, landlord fees and the category adders are priced separately and named in the written scope.

Who permits a white box finish-out in McKinney?

The City of McKinney issues the building permit, and the trade permits follow the scope. White box inspections typically run framing rough-in, MEP rough-in, fire-stop, insulation and final, and the documentation goes to both the city and the landlord.

How does a suite along US-75 or near Stonebridge Ranch compare with a building on the downtown square for a white box finish-out?

Along US-75 and around Stonebridge Ranch, a cold shell is a slab, exterior walls, a roof and stubbed utilities, and the white box brings it to a leasable condition the next tenant can finish. On the historic downtown square, an older storefront taken back to a white box usually needs the electrical service and the restroom brought up to current code first. We confirm which one you are looking at on the walk, before you budget.

What are the long-lead items in a McKinney shell finish?

HVAC equipment, electrical gear and specialty fixtures often have four to ten week lead times. We identify and order them during the permit window so they do not hold up the construction sequence.

Can you keep a McKinney shell open during the work?

Yes. We phase after hours, contain dust, clean up and reset nightly, and hand the space back ready for the next business day. That protection carries a multiplier, and it appears as its own line in the scope. The medical office we rebuilt in McKinney kept seeing patients throughout.

Everything we do in McKinney

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Prefer to give us the details now?

Tell us the space, scope, and target start date. We'll visit your McKinney, TX site and send back a written scope within 5 business days, no deposit until you approve it.

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