i30 Builders · Wylie, TX
What a commercial remodel costs in Wylie
Wylie splits between newer shell near the growth corridors and older stock closer to downtown, and the two carry opposite risks. Shell is predictable and all of it is new work. Older space is faster on paper and full of unknowns above the ceiling. The rate card is the same for both.
$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 Wylie 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 Wylie 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 Wylie number up or down
Which half you signed
Newer Wylie shell means no demolition, no surprises and no reusable systems, so every system is new work priced once. Older downtown stock can hand you usable mechanical or an undersized service and a ceiling full of dead duct. The gap between those two on identical floor area runs $20 to $40 per square foot.
Growth-corridor work letters
The newer Wylie commercial portfolios deliver to a defined shell condition with a work letter and an allowance. What the letter covers and what it leaves to the tenant is the first thing we read, because that line is where an unexpected number comes from rather than from the rate.
Firm delivery dates
Landlord delivery dates on the growth corridors are usually firm. Permits are pre-filed so review runs in parallel with scope finalization, and long-lead items are ordered before demolition. Where the date still forces overtime, that is priced in the scope rather than absorbed and then surfaced.
The $50,000 line
Over $50,000 in construction cost the project is registered with the Texas Department of Licensing and Regulation and reviewed against the Texas Accessibility Standards before the permit application. A full Wylie finish-out crosses it almost every time.
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 Wylie 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 · Wylie
Downtown suite refresh
$30,000
Paint, flooring and minor repair with the layout and systems untouched. Mid-window on an older building in sound condition.
Standard: Paint and flooring refresh. At this size that standard produces $15,000 to $37,500.
1,800 SF · Wylie
Cold shell to white box, growth corridor
$126,000
Framing, mechanical, electrical and plumbing rough, ceiling grid and restrooms. The tenant's finishes are a separate scope on top.
Standard: White box from cold shell. At this size that standard produces $99,000 to $153,000.
1,600 SF · Wylie
Professional suite finish-out
$128,000
Full tenant improvement in newer shell: partitions, mechanical distribution, ceiling and lighting, flooring. Mid-window, all new work.
Standard: Standard office TI. At this size that standard produces $104,000 to $152,000.
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 Wylie 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.
Wylie Cost Questions
What owners here ask before they sign
Is older downtown Wylie or newer corridor space the better build?
Different risks rather than better and worse. Older space can be cheaper when its systems are usable and is faster to occupy. Newer shell is predictable, carries no hidden conditions, and is usually a larger scope because every system is new. The one that is wrong for you is the one chosen without looking.
What does a white box include in Wylie?
Finished framing, mechanical, electrical and plumbing rough-in, ceiling grid and restrooms, ready for a tenant's own finishes. It publishes at $55 to $85 per square foot. Whether you are paying for it depends on your lease: some corridor landlords deliver it, some deliver cold shell.
How much of my Wylie build-out will the allowance cover?
Usually less than the total, and the gap is the point of reading the work letter first. Allowances commonly fund building-standard work and stop short of upgraded finishes, millwork, glass and any supplemental mechanical your use needs. The written scope states which side of that line every item sits on.
Do you handle the inspections?
Yes. Permits and standard city inspections are in the price, scheduled by us. You are not left filing anything or coordinating an inspector. Engineering is a separate line, quoted as an allowance or at actual cost when a scope requires it.
What is the cheapest real commercial job in Wylie?
The published floor is $7,500: paint, flooring and minor repair with nothing moving. It still gets a written scope and a completion date. The moment a wall moves you are in light tenant improvement with a $15,000 floor, and that step is the biggest single jump on the ladder.
Get a Wylie 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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