i30 Builders · Sachse, TX
What a commercial remodel costs in Sachse
Sachse jobs are small, and small is where per-square-foot numbers mislead most. The fixed parts of a commercial job do not shrink with the room, so the rate per square foot rises as the space gets smaller even though the total falls. The rate card is the same here as anywhere.
$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 Sachse 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 Sachse 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 Sachse number up or down
Fixed costs on a small floor
A permit, a mechanical connection, a door, an accessible restroom and mobilization cost about the same on 800 square feet as on 1,400. Spread across less area, the per-square-foot figure goes up while the total goes down. That is why the published tiers carry minimums rather than pure rates.
The wall-moving step
The biggest single jump on the ladder is the one between a refresh where nothing moves, at $10 to $25 per square foot with a $7,500 floor, and light tenant improvement where walls do, at $35 to $65 with a $15,000 floor. On a small Sachse suite that step can double the job. It is worth knowing before the layout is drawn.
No minimum to justify
A firm that needs large jobs to cover its overhead prices a small Sachse suite high enough to be worth opening the file. That is a structural cost, not a scope cost, and it is the clearest argument for a smaller contractor on a job this size.
Change of use
Even on a small Sachse space, changing use brings accessibility and mechanical capacity work the prior tenant never faced. On a small floor plate that work is a larger share of the total than it would be on a big one, which is exactly when it surprises people.
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 Sachse 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.
800 SF · Sachse
Small suite refresh
$12,000
Paint, flooring and minor repair with nothing moving. Mid-window and comfortably above the $7,500 floor on area alone.
Standard: Paint and flooring refresh. At this size that standard produces $8,000 to $20,000.
900 SF · Sachse
Small suite with a layout change
$42,000
Two walls moved, a door added, electrical modified inside the existing service. Mid-window; the step up from the refresh band is the walls, not the size.
Standard: Light office TI. At this size that standard produces $31,500 to $58,500.
60 SF · Sachse
Accessible restroom, full build
$24,000
A single-user accessible restroom built from scratch. Priced per restroom rather than per square foot, which is why the floor area beside it is almost irrelevant.
Standard: Single-user ADA restroom, full build. At this size that standard produces $18,000 to $30,000.
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 Sachse 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.
Sachse Cost Questions
What owners here ask before they sign
Is a small Sachse job more expensive per square foot?
Yes, and it is arithmetic rather than a penalty. A permit, a mechanical connection, a door and mobilization cost the same on 800 square feet as on 1,400. Divided across less area the rate looks higher while the total is lower. That is also why each published tier carries a project minimum instead of being a pure rate.
What is the smallest commercial job you will take in Sachse?
The published floor is $7,500. That is paint, flooring and minor repair with the layout and the systems untouched, and it still gets a written scope, a completion date and permits where the work requires them. There is no separate small-job rate and no minimum you have to clear to be taken seriously.
How much does moving one wall change the price?
More than people expect, because it moves you between bands. A refresh where nothing moves publishes at $10 to $25 per square foot with a $7,500 floor. Light tenant improvement, where walls move, publishes at $35 to $65 with a $15,000 floor. On a small suite that step can roughly double the job.
Why is a restroom priced on its own?
Because its cost has almost nothing to do with the floor area around it. A commercial restroom refresh publishes at $8,000 to $12,000 and a single-user accessible restroom built from scratch at $18,000 to $30,000, each priced per restroom. Multiplying your suite area by a rate would be the wrong arithmetic entirely.
Do I still get a real written scope on a small Sachse job?
Yes, the same document a six-figure job gets: the scope written out in full, a lump-sum price, a completion date, the exclusions named, and a one-year workmanship warranty. Nothing bills ahead of the work and draws are tied to completed stages.
Get a Sachse 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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