Square-foot averages are conversation starters, not contracts. Understanding cost drivers helps you design with intent instead of hoping for a miracle bid.
Site and structure
Soil, slope, access, and structural gymnastics dominate early. A simple plan on a hard site still costs real money.
Program density
Kitchens, baths, labs, and commercial kitchens cost more per foot than bedrooms or open offices.
Codes and energy
Modern energy codes, accessibility upgrades, and fire separations add scope that older comps may not reflect.
Market conditions
Labor availability, material volatility, and contractor backlog change totals faster than design aesthetics.
Soft costs people forget
- Design and engineering fees
- Permits, impact fees, utility fees
- Surveys, tests, inspections
- Temporary housing and storage
- Contingency (especially on remodels)