Residential pricing, line by line
Design fees itemised and construction ranges for single-family new builds, additions, remodels and conversions.
from $5,750
Itemised below and quoted up front, so you can see what each drawing and calculation costs before you commit.
Every line itemSet by your city
Real, material, and not ours — paid to the jurisdiction, priced per parcel. We name every one of them.
What they areA range, until we see the lot
The one that really moves. Finish level, site conditions and access decide it.
See the rangeOur design fee, line by line.
Every drawing, calculation and registration we produce, priced by size band.
| Line item | 300–500sq ft | 500–1,000sq ft | 1,000–1,300sq ft | 1,300–2,000sq ft | 2,000–3,000sq ft | 3,000–4,000sq ft | 4,000–5,000sq ft |
|---|---|---|---|---|---|---|---|
| Design | |||||||
| Feasibility & code research | $300 | $900 | $1,200 | $1,500 | $1,800 | $2,200 | $2,600 |
| Site plan | $300 | $900 | $1,200 | $1,500 | $1,800 | $2,200 | $2,600 |
| Floor plans | $750 | $2,250 | $3,000 | $3,750 | $4,500 | $5,500 | $6,500 |
| Exterior elevations | $600 | $1,800 | $2,400 | $3,000 | $3,600 | $4,400 | $5,200 |
| Building sections & details | $600 | $1,800 | $2,400 | $3,000 | $3,600 | $4,400 | $5,200 |
| Roof plan | $150 | $450 | $600 | $750 | $900 | $1,100 | $1,300 |
| Schedules & general notes | $300 | $900 | $1,200 | $1,500 | $1,800 | $2,200 | $2,600 |
| Subtotal — Design | $3,000 | $9,000 | $12,000 | $15,000 | $18,000 | $22,000 | $26,000 |
| Structural | |||||||
| Foundation plan | $625 | $875 | $1,125 | $1,500 | $1,875 | $2,375 | $2,875 |
| Floor & roof framing plans | $750 | $1,050 | $1,350 | $1,800 | $2,250 | $2,850 | $3,450 |
| Lateral / shear-wall design | $375 | $525 | $675 | $900 | $1,125 | $1,425 | $1,725 |
| Structural details | $375 | $525 | $675 | $900 | $1,125 | $1,425 | $1,725 |
| Structural calculations | $375 | $525 | $675 | $900 | $1,125 | $1,425 | $1,725 |
| Subtotal — Structural | $2,500 | $3,500 | $4,500 | $6,000 | $7,500 | $9,500 | $11,500 |
| Title 24 energy | |||||||
| Energy modeling (CF1R) | $149 | $165 | $180 | $195 | $225 | $255 | $285 |
| HERS registration | $38 | $41 | $45 | $49 | $56 | $64 | $71 |
| CF2R/CF3R formsplan-check support | $38 | $41 | $45 | $49 | $56 | $64 | $71 |
| Report PDFs & documentation | $25 | $28 | $30 | $32 | $38 | $42 | $48 |
| Subtotal — Title 24 | $250 | $275 | $300 | $325 | $375 | $425 | $475 |
| Design fee total | $5,750 | $12,775 | $16,800 | $21,325 | $25,875 | $31,925 | $37,975 |
Construction, as a range.
Quoted per square foot and as a total, at the low and high end of the finish levels we build.
| Construction | 300–500sq ft | 500–1,000sq ft | 1,000–1,300sq ft | 1,300–2,000sq ft | 2,000–3,000sq ft | 3,000–4,000sq ft | 4,000–5,000sq ft |
|---|---|---|---|---|---|---|---|
| Cost per sq ft | $340–$520 | $330–$500 | $320–$480 | $310–$470 | $300–$450 | $300–$440 | $290–$430 |
| Priced onthe representative project for this band | 400 sq ft | 750 sq ft | 1,150 sq ft | 1,650 sq ft | 2,500 sq ft | 3,500 sq ft | 4,500 sq ft |
| Construction total | $136,000–$208,000 | $247,500–$375,000 | $368,000–$552,000 | $511,500–$775,500 | $750,000–$1,125,000 | $1,050,000–$1,540,000 | $1,305,000–$1,935,000 |
Where the build money goes.
Twelve trades, adding to 100% of the construction cost — not of your total project.
100% of the construction cost, split twelve ways
- Framing & structure15%
- General conditionsoverhead & profit12%
- Foundation & concrete9%
- Exteriorsiding, windows, doors9%
- Interior finishesflooring, paint, trim9%
- Site workdemo, grading, utilities7%
- Plumbing7%
- Electrical7%
- Insulation & drywall7%
- Kitchen & bathcabinets, counters, fixtures7%
- HVAC & mechanical6%
- Roofing5%
Shares, not dollars. This is one standard allocation the workbook applies across every size and every category we price, so treat it as the shape of a ground-up build rather than a forecast of your own job.
What the city charges — and why we don't print a number.
Permit fees are paid to your jurisdiction, not to Fortune. They are set per parcel — by your city, your zone, your square footage, and which agencies have to sign off. A single average would be a guess with someone else's money. So here are the fees a project like yours is normally asked for, what sets each one, and when you get the real amount.
- Plan checkCharged when your drawings enter review. Scales with the valuation of the work and with how many departments have to look at it.Set by your city
- Building permit & inspectionThe permit itself, plus the inspections through construction to final sign-off.Set by your city
- School feesA per-square-foot levy on new habitable area.Set by your school district
- Development impact fees (DIF / RTCIP)Your project's contribution to roads, parks and public facilities.Set by your city, above a regional minimum
- Water & sewer capacityCharged when a new unit connects to the system, or an existing connection has to be upsized.Set by your water and sewer agency
- State & city surchargesGeneral plan maintenance, seismic (SMIP) and lead-safe administration.Set by state and local schedules
We check every one of these against your address before you spend anything, and the feasibility report gives you the figures for your actual property. See what your city requires.
Four steps, one accountable team.
Feasibility
We check your lot, zoning and setbacks before you spend on drawings.
Design
Architectural plans built to clear plan check, not only to look good.
Permit
Submittal, corrections and city liaison. We handle the reviewer.
Build
Construction and project management through to final inspection.
Start with a free consultation.
Under an hour, no pressure — we talk through what your lot allows and give you a ballpark for your property. No charge, and no obligation to go further.