i30 Builders · Tyler, TX
What a commercial remodel costs in Tyler
Tyler is an East Texas medical and professional hub, and a lot of the work here happens inside practices that stay open. The rate card is the same as the metroplex, which is the point: East Texas scope at East Texas scale, not a metroplex cost structure exported east.
$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 Tyler 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 Tyler 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 Tyler number up or down
Staying open
Most Tyler practices do not close for the work. Phasing nights and weekends runs typically 1.2x to 1.4x on the labor portion, and containment, negative air where required and a clean patient path are scope items rather than courtesies. It is quoted as its own line so you can price staying open against closing for a week.
Rooms, not floor area
The count of rooms carrying a sink or dedicated plumbing drives a clinic number more than square footage. Exam room refresh, conversion and new-build-with-cabinets are three separate published prices, and counting them gives a better early estimate than any rate times your floor area.
Older professional stock
Tyler's established medical corridors include buildings old enough that a change of use brings accessibility work, mechanical capacity and sometimes an electrical service upgrade into scope. On a clinical conversion that package often lands before any clinical finish work starts.
No imported overhead
We are not running a Tyler branch and not pricing a metroplex cost structure into an East Texas job. That is a structural difference rather than a discount, and on a mid-size clinic scope it is a real share of the total.
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 Tyler 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.
1,500 SF · Tyler
Front-of-house refresh, established practice
$62,000
Waiting room, reception millwork, flooring and paint with the clinical side untouched. Mid-window; nothing gained plumbing.
Standard: Cosmetic clinic refresh. At this size that standard produces $45,000 to $82,500.
2,000 SF · Tyler
Clinic fit-out, professional building
$220,000
Exam rooms framed and finished, mechanical and electrical distributed, plumbing roughed where needed. Mid-window, carried by the room count.
Standard: Basic clinic TI. At this size that standard produces $190,000 to $260,000.
1,600 SF · Tyler
Dental build-out with operatories
$336,000
Operatory plumbing and air, higher mechanical capacity, lead-lined imaging wall and a full millwork package. Mid-window for heavy medical and dental.
Standard: Heavy medical and dental. At this size that standard produces $288,000 to $400,000.
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.
Tyler Cost Questions
What owners here ask before they sign
Can you remodel a Tyler practice without closing it?
Yes, and most are done that way. Clinical areas are phased in sections, loud work runs outside patient hours, containment goes up before the first cut and a clean patient path is maintained throughout. The premium runs typically 1.2x to 1.4x on the labor portion and is quoted as a line item so you can compare it against a week of closure.
How do I estimate a Tyler clinic before a walk?
Count rooms rather than square feet. Exam room refresh, exam room conversion and exam room built with cabinets and a sink are three separate published prices. Multiply by your room count and you will land closer than floor area times a rate, because plumbing and millwork do not spread evenly across a plan.
Is dental more expensive than general medical?
Materially, yes. Heavy medical and dental publishes at $180 to $250 per square foot against $95 to $130 for basic clinic tenant improvement. Operatory plumbing and air, imaging shielding, higher mechanical capacity and a much larger millwork package are the reasons, and they are driven by the equipment rather than the floor.
Does East Texas cost less than DFW for the same scope?
The published rate is the same, because labor and material cost about the same. What you are not paying for here is a metroplex overhead structure exported east, or a branch office. That shows up in what a competitor has to charge rather than in a different rate card.
What is excluded from a Tyler clinic number?
Medical equipment, furniture, fixtures, signage and IT or audio-visual cabling are separate and named in the scope. Engineering is an allowance or actual-cost line when required. Hidden conditions behind walls are excluded by default and come as a change order with a price before the work proceeds.
Get a Tyler 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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