Real Projects · 2026
Published office build-out ranges, before you book a site walk.
Permits + inspections handled · Written scope before deposit
Recent Office Projects
Three real i30 office projects from the last year, with the actual price each client paid. Same labor pool, same scoping discipline, very different scopes. That’s why your number depends on the specifics, not the square footage.
Project 01 · Rowlett, TX
$7,800
1,100 SF · 3 days
Repaint walls and trim, build a new 12 LF partition wall, hang a door, install trim, lay carpet through the connected room. Occupied office; work sequenced around the tenant.
Project 02 · McKinney, TX
$38,000
Full waiting-room and reception rebuild for an active medical practice: demo, new flooring, paint, reception millwork, and a lighting reset. Clinical areas protected from dust; practice stayed open.
Project 03 · Longview, TX
$62,000
Gut and remodel of two office restrooms plus the staff break room inside an active professional-services tenant. Plumbing coordination, new tile and fixtures, and break-room millwork, sequenced so the office always had at least one functional restroom on the floor.
Published Ranges
Each range below is wide on purpose. Scope moves an office number more than square footage does, which is why the $7,800 job above and the $62,000 job above are both office work in a building of roughly the same size. Find the row that matches what you are actually doing, not the one that matches your floor area.
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.
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.
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.
60-second scoping form
A real number depends on the specifics, not just square footage. Tick the scope items you need, add your square footage and timeline, and we’ll come back with a written range within 1 business day, no deposit until you approve the scope.
What Drives the Final Number
Pushes price up
Keeps price down
Project Proof
Mansfield, TX
Full interior build-out of a pediatric clinic in Mansfield, taken back to bare structure with the ceiling opened up, then rebuilt. Partition walls were framed to the taped floor layout, and MEP was coordinated and inspected overhead before anything closed up. Exam rooms and the corridor were finished in plank flooring with stained trim and doors, plus casework, lighting and interior signage.
Read full case study
Mansfield, TX
Reception rebuilt in a doctors' office in Mansfield. The glass-enclosed check-in window came out, the openings were reframed with painted mullions, and the counter was rebuilt with a dark wood slat front under a light stone-look top, mitered and returned down the end of the run. A lower counter section sits at the end of the run beside a pass-through to the adjoining room.
Read full case studyCommon Cost Questions
Real i30 office work spans a wide range because the price depends on scope, not square footage. Three recent examples: a 1,100 SF Rowlett office with paint, a new 12-foot partition, a door, trim, and carpet ran $7,800; a McKinney medical practice's front-of-house / waiting-room rebuild ran $38,000; a Longview gut-and-remodel of two office restrooms plus the staff break room ran $62,000. Larger or specialty projects (full medical-grade TI, lab-grade MEP) run higher. Share your scope and we'll come back with a real range.
Paint and flooring refresh $10 to $25/SF ($7,500 minimum). Light office TI $35 to $65/SF ($15,000 minimum). Standard office TI $65 to $95/SF ($35,000 minimum). Higher-end office TI $95 to $140/SF ($60,000 minimum). White box from cold shell $55 to $85/SF ($35,000 minimum). Retail refresh $15 to $38/SF ($10,000 minimum). Standard retail build-out $65 to $105/SF ($35,000 minimum). Those are wide on purpose. Scope moves an office number more than square footage does: a 1,100 SF Rowlett office with paint, a partition, a door and carpet ran $7,800, while a smaller Longview restroom and break-room gut ran $62,000. Square footage did not separate those two, scope did. Permits and standard city inspections are in the range; FF&E, design and engineering, and landlord fees are priced separately and named in the written scope.
Five things consistently push the number up. MEP rerouting, which means moving HVAC, plumbing, or electrical, and adds trade time. After-hours work in occupied buildings. Specialty finishes such as real stone, custom millwork, or glass partitions. Compressed schedules that force overtime or larger crews. And ADA scope or code compliance work uncovered when we visit the site.
Honest answers: pick a simple finish package (LVP + paint + standard ACT ceiling), keep MEP where it is when possible, give us a flexible schedule, and visit the space with us early so the scope is locked before we mobilize. Surprises mid-build are what push budgets up.
Yes. Our scopes are written line by line and the price is locked at signing. Change orders only happen if you request a scope change, and they're priced and approved in writing before work starts. No surprise overruns absorbed into the final invoice.
No. Site visits and the written scope are free. We don't ask for a deposit until you approve the scope in writing. Most site visits scheduled within 5 business days.
Labor, materials, permits, city inspections, and project management. Landlord-imposed fees (TI allowance reconciliation, building-rule compliance fees) and FF&E (furniture, fixtures, equipment) are typically separate line items. We call them out explicitly in the written scope so there are no hidden costs.
Recent Work
Tell us your space, target date, and the band you're working in. We'll visit your site and return a written scope within 5 business days, no deposit until you approve it.
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