Cost guide, updated every quarter
Site walks free inside Knox County
COSTS.
COSTS.
COSTS.
42 costs from our last 60 contracts in Knox and Blount County. Per square foot for whole homes and additions, starting points for common projects, fixed fees for everything before construction.
CUSTOM HOMES
Custom home, standard finishes
$245
PER SQ FT
Includes: permits, site work to 50 ft, standard allowances, 1-2-10 warranty
Custom home, standard finishes
$245
Includes: permits, site work to 50 ft, standard allowances, 1-2-10 warranty
Custom home, standard finishes
$245
Custom home, premium finishes
$325
PER SQ FT
Includes: site-finished hardwood, quartz, custom cabinet allowance, spray foam
Custom home, premium finishes
$325
Includes: site-finished hardwood, quartz, custom cabinet allowance, spray foam
Custom home, premium finishes
$325
Custom home, architect-designed
$410
PER SQ FT
Includes: complex roof lines, steel beams, large glazing; priced from your architect’s set
Custom home, architect-designed
$410
Includes: complex roof lines, steel beams, large glazing; priced from your architect’s set
Custom home, architect-designed
$410
Modern farmhouse, 2,800 sq ft
$720,000
FROM
Includes: 4 bed, 3.5 bath, two-car garage, premium finishes on a level lot
Modern farmhouse, 2,800 sq ft
$720,000
Includes: 4 bed, 3.5 bath, two-car garage, premium finishes on a level lot
Modern farmhouse, 2,800 sq ft
$720,000
Walkout basement on a sloped lot
$58,000
FROM
Includes: excavation, poured walls, waterproofing and drainage, framed and stubbed
Walkout basement on a sloped lot
$58,000
Includes: excavation, poured walls, waterproofing and drainage, framed and stubbed
Walkout basement on a sloped lot
$58,000
Detached two-car garage
$64,000
FROM
Includes: slab, framing, roof to match the house, one circuit, two doors
Detached two-car garage
$64,000
Includes: slab, framing, roof to match the house, one circuit, two doors
Detached two-car garage
$64,000
Covered porch or outdoor kitchen
$32,000
FROM
Includes: footings, posts and beam, tongue-and-groove ceiling, fan and lights
Covered porch or outdoor kitchen
$32,000
Includes: footings, posts and beam, tongue-and-groove ceiling, fan and lights
Covered porch or outdoor kitchen
$32,000
Lot clearing, driveway and utilities
$38,000
FROM
Includes: clearing to the footprint, 120 ft gravel drive, water, power, sewer or septic tap
Lot clearing, driveway and utilities
$38,000
Includes: clearing to the footprint, 120 ft gravel drive, water, power, sewer or septic tap
Lot clearing, driveway and utilities
$38,000
Geothermal heat pump system
$38,500
FROM
Includes: wells or loop field, heat pump, ductwork tie-in, start-up and balancing
Geothermal heat pump system
$38,500
Includes: wells or loop field, heat pump, ductwork tie-in, start-up and balancing
Geothermal heat pump system
$38,500
ADDITIONS
Primary suite addition, 450 sq ft
$158,000
FROM
Includes: foundation, framing, tiled shower, walk-in closet, roof tie-in
Primary suite addition, 450 sq ft
$158,000
Includes: foundation, framing, tiled shower, walk-in closet, roof tie-in
Primary suite addition, 450 sq ft
$158,000
Second-story addition
$290
PER SQ FT
Includes: engineering, temporary roof, new stair, HVAC zone, two bedrooms and a bath
Second-story addition
$290
Includes: engineering, temporary roof, new stair, HVAC zone, two bedrooms and a bath
Second-story addition
$290
Sunroom or four-season room
$78,000
FROM
Includes: crawlspace or slab, insulated glazing, mini-split, tie-in to the house
Sunroom or four-season room
$78,000
Includes: crawlspace or slab, insulated glazing, mini-split, tie-in to the house
Sunroom or four-season room
$78,000
Garage conversion to living space
$56,000
FROM
Includes: insulated floor and walls, windows, heat pump, one bath rough-in
Garage conversion to living space
$56,000
Includes: insulated floor and walls, windows, heat pump, one bath rough-in
Garage conversion to living space
$56,000
ADU or backyard cottage, 600 sq ft
$182,000
FROM
Includes: foundation, kitchenette, bath, separate utilities, permit and inspections
ADU or backyard cottage, 600 sq ft
$182,000
Includes: foundation, kitchenette, bath, separate utilities, permit and inspections
ADU or backyard cottage, 600 sq ft
$182,000
Kitchen bump-out, 120 sq ft
$48,000
FROM
Includes: cantilevered or crawlspace floor, roof tie-in, window wall
Kitchen bump-out, 120 sq ft
$48,000
Includes: cantilevered or crawlspace floor, roof tie-in, window wall
Kitchen bump-out, 120 sq ft
$48,000
Screened porch addition
$36,000
FROM
Includes: footings, framed floor, roof to match, screen system, ceiling fan
Screened porch addition
$36,000
Includes: footings, framed floor, roof to match, screen system, ceiling fan
Screened porch addition
$36,000
Mudroom and laundry addition
$64,000
FROM
Includes: foundation, built-in lockers, laundry hookups, tile floor
Mudroom and laundry addition
$64,000
Includes: foundation, built-in lockers, laundry hookups, tile floor
Mudroom and laundry addition
$64,000
REMODELS
Kitchen remodel, same layout
$68,000
FROM
Includes: cabinets, quartz, tile backsplash, lighting, plumbing fixtures to allowance
Kitchen remodel, same layout
$68,000
Includes: cabinets, quartz, tile backsplash, lighting, plumbing fixtures to allowance
Kitchen remodel, same layout
$68,000
Kitchen remodel, new layout
$115,000
FROM
Includes: wall changes, new plumbing and electrical runs, island, ducted hood
Kitchen remodel, new layout
$115,000
Includes: wall changes, new plumbing and electrical runs, island, ducted hood
Kitchen remodel, new layout
$115,000
Primary bath remodel
$42,000
FROM
Includes: demolition, curbless tile shower, double vanity, heated floor option
Primary bath remodel
$42,000
Includes: demolition, curbless tile shower, double vanity, heated floor option
Primary bath remodel
$42,000
Hall bath remodel
$24,000
FROM
Includes: new tub or shower, vanity, toilet, tile floor and walls, fan
Hall bath remodel
$24,000
Includes: new tub or shower, vanity, toilet, tile floor and walls, fan
Hall bath remodel
$24,000
Whole-home remodel
$165
PER SQ FT
Includes: gut to the studs, new systems, windows, kitchen and baths
Whole-home remodel
$165
Includes: gut to the studs, new systems, windows, kitchen and baths
Whole-home remodel
$165
Basement finish
$85
PER SQ FT
Includes: framing, insulation, egress window, drywall, flooring, lighting
Basement finish
$85
Includes: framing, insulation, egress window, drywall, flooring, lighting
Basement finish
$85
Load-bearing wall removal with beam
$14,500
FROM
Includes: engineer’s letter, permit, beam and posts, patching floors and ceilings
Load-bearing wall removal with beam
$14,500
Includes: engineer’s letter, permit, beam and posts, patching floors and ceilings
Load-bearing wall removal with beam
$14,500
Window and exterior door package
$26,000
FROM
Includes: up to 16 windows and two doors, trim inside and out, disposal
Window and exterior door package
$26,000
Includes: up to 16 windows and two doors, trim inside and out, disposal
Window and exterior door package
$26,000
Hardwood flooring, installed and finished
$14
PER SQ FT
Includes: subfloor prep, site-finished oak, three coats, trim reinstalled
Hardwood flooring, installed and finished
$14
Includes: subfloor prep, site-finished oak, three coats, trim reinstalled
Hardwood flooring, installed and finished
$14
Roof replacement, architectural shingle
$16,800
FROM
Includes: tear-off, underlayment, flashing, ridge vent, 2,000 sq ft of roof
Roof replacement, architectural shingle
$16,800
Includes: tear-off, underlayment, flashing, ridge vent, 2,000 sq ft of roof
Roof replacement, architectural shingle
$16,800
COMMERCIAL
Office build-out
$95
PER SQ FT
Includes: partitions, ceilings, lighting, finishes, ADA restrooms, permit
Office build-out
$95
Includes: partitions, ceilings, lighting, finishes, ADA restrooms, permit
Office build-out
$95
Retail build-out
$120
PER SQ FT
Includes: storefront prep, display lighting, finishes, one ADA restroom
Retail build-out
$120
Includes: storefront prep, display lighting, finishes, one ADA restroom
Retail build-out
$120
Restaurant or café build-out
$310,000
FROM
Includes: gas, hood and ventilation, grease trap, finishes, health inspection
Restaurant or café build-out
$310,000
Includes: gas, hood and ventilation, grease trap, finishes, health inspection
Restaurant or café build-out
$310,000
Medical or dental suite
$175
PER SQ FT
Includes: plumbing to chairs, medical air and vacuum, lead-lined walls, ADA
Medical or dental suite
$175
Includes: plumbing to chairs, medical air and vacuum, lead-lined walls, ADA
Medical or dental suite
$175
Tenant improvement, white box
$48
PER SQ FT
Includes: demising walls, drop ceiling, base lighting, one restroom
Tenant improvement, white box
$48
Includes: demising walls, drop ceiling, base lighting, one restroom
Tenant improvement, white box
$48
ADA restroom upgrade
$18,500
FROM
Includes: fixtures, grab bars, door widening, tile, signage, inspection
ADA restroom upgrade
$18,500
Includes: fixtures, grab bars, door widening, tile, signage, inspection
ADA restroom upgrade
$18,500
Storefront and facade
$42,000
FROM
Includes: aluminum storefront, entry door, masonry repair, exterior lighting
Storefront and facade
$42,000
Includes: aluminum storefront, entry door, masonry repair, exterior lighting
Storefront and facade
$42,000
Warehouse office mezzanine
$86,000
FROM
Includes: steel or wood structure, stair, guardrails, two offices, permit
Warehouse office mezzanine
$86,000
Includes: steel or wood structure, stair, guardrails, two offices, permit
Warehouse office mezzanine
$86,000
PRECONSTRUCTION
Site walk and budget meeting
$0
FIXED
Includes: one hour on site with a builder, measurements and photos
Site walk and budget meeting
$0
Includes: one hour on site with a builder, measurements and photos
Site walk and budget meeting
$0
Itemized fixed-scope estimate
$0
FIXED
Includes: every line priced, allowances in dollars, valid 60 days
Itemized fixed-scope estimate
$0
Includes: every line priced, allowances in dollars, valid 60 days
Itemized fixed-scope estimate
$0
Feasibility study, lot or existing house
$1,850
FIXED
Includes: zoning and setbacks, utilities, slope, a budget range in writing
Feasibility study, lot or existing house
$1,850
Includes: zoning and setbacks, utilities, slope, a budget range in writing
Feasibility study, lot or existing house
$1,850
Design-build agreement
$4,500
FIXED
Includes: designer, three plan revisions, selections; credited to the contract
Design-build agreement
$4,500
Includes: designer, three plan revisions, selections; credited to the contract
Design-build agreement
$4,500
Permit drawings for an addition
$6,500
FROM
Includes: designer and structural engineer, stamped set, permit filing
Permit drawings for an addition
$6,500
Includes: designer and structural engineer, stamped set, permit filing
Permit drawings for an addition
$6,500
Survey and soil test coordination
$2,400
FROM
Includes: boundary survey, two soil borings, report for the foundation design
Survey and soil test coordination
$2,400
Includes: boundary survey, two soil borings, report for the foundation design
Survey and soil test coordination
$2,400
Structural engineering letter
$950
FIXED
Includes: site visit, beam or wall sizing, letter for the permit
Structural engineering letter
$950
Includes: site visit, beam or wall sizing, letter for the permit
Structural engineering letter
$950
Costs include labor, materials at standard allowances, permits, insurance and cleanup. Your estimate itemizes every line before you sign.
THREE KINDS OF NUMBER. ALL IN WRITING.
FIXED
Everything before construction: site walks, estimates, feasibility studies and design-build agreements. A fixed fee, credited to the contract.
e.g. Feasibility study, $1,850
PER SQ FT
Whole homes, additions and commercial space, where size drives cost. The guide gives the range; the estimate gives the number.
Custom home from $245/sq ft
FROM
Kitchens, baths and other remodels, where the house decides. A starting point here, an itemized fixed price after the site walk.
e.g. Primary bath remodel, $42,000
THE GRAYBEAM PROMISE, IN EVERY CONTRACT
1
The contract price is the final price, plus only the change orders you signed.
2
One superintendent on your job from footing to punch list.
3
Photos and a two-week schedule in your inbox every Friday.
4
Not happy? Call me directly: +1 (865) 555-0143.
Thad Kittredge, owner
NOT IN THE GUIDE? GET A WRITTEN NUMBER IN 10 DAYS.
Send the address, a few photos or your architect’s drawings, and you get an itemized estimate within 10 business days of the site walk.
PREFER TO TALK?
Text photos to (865) 555-0142
01
We call back within one business day
02
Site walk within the week
03
Itemized estimate within 10 business days