Sitework takeoff
Cut and fill, over-excavation for expansive clay, utility trenching and paving quantities for Aurora lots and subdivisions.
CY · LF · TONAurora, CO
Construction estimating services in Aurora, CO
We prepare quantity takeoffs and cost estimates for Aurora contractors, developers and owners. Estimates arrive in Excel and PDF, organized by CSI MasterFormat division, with marked-up plan sets, typically within 24–48 hours.
24–48 hours for most projectsTypical turnaround
Every CSI divisionSitework through MEP
Aurora ZIP pricingLocal material and labor
Price confirmed firstBefore any work starts
Census BPS · Aurora · 2025Real permit data
Aurora new housing permits2025
New housing units1,561Change vs. 2024−34%Permitted construction value$301MAverage value per unit$192,700Rank among covered Colorado cities#2
Single-family: 1,156 (74%)Multifamily: 405 (26%)
U.S. Census Bureau, Building Permits Survey, 2025. Residential only.
What makes construction estimating in Aurora, CO different?
Aurora estimating turns on Front Range expansion, expansive clay soils along the Denver Basin, IECC-driven envelope and insulation scopes, and a multifamily share of about 26% of permitted residential units. Roofing and concrete scopes carry hail and freeze-thaw risk. ZIP-code-adjusted material and labor pricing keeps your numbers aligned with the metro.
- Aurora permitted 1,561 new housing units in 2025, #2 among the Colorado cities we cover.
- About 26% were in multifamily buildings; 74% were single-family.
- Permit volume was down 34% compared with 2024.
Aurora is the third-largest city in Colorado and part of the Denver–Aurora–Lakewood metro, so most of the work here sits inside a Front Range pricing market that stretches from Denver down to Colorado Springs and north to Fort Collins. That matters for your bid: material suppliers, concrete plants and trade labor are shared across the corridor, and a takeoff priced on national averages will miss the local adjustment. Our estimates use ZIP-code-adjusted material and labor pricing and are delivered in Excel and PDF, organized by CSI MasterFormat division, with marked-up plan sets so you can trace every quantity back to the sheet.
We work from Bluebeam Revu, PlanSwift and RSMeans data. Most projects turn around in 24–48 hours, with rush available when a bid date moves. Whether you are pricing a single-family infill lot near the Anschutz Medical Campus or a multifamily podium building along the I-225 corridor, the takeoff structure is the same: measured quantities, clear units, and scope notes that flag what is excluded. Start with our Colorado construction estimating overview, or send plans through Get an estimate.
- Coverage
- Aurora and nearby Colorado communities
- Deliverable
- Excel estimate + marked-up PDF plans
- Pricing basis
- Aurora ZIP-code material and labor costs
- Turnaround
- 24–48 hours for most projects
- Software
- Bluebeam Revu, PlanSwift, RSMeans data
01
For bidders. You need quantities you can defend line by line before a hard bid. We deliver division-organized takeoffs with marked-up plan sets, so you can check every wall, footing and roof square against the drawings.
02
For builders. You are buying out trades and tracking change orders. We break scopes by CSI division and unit, so your purchase orders and subcontracts line up with the estimate instead of a lump sum.
03
For owners. You are comparing budgets across a Front Range portfolio. We price to Aurora conditions, including expansive soils and IECC envelope requirements, so early budgets hold up at buyout.
Aurora by the numbers
Aurora's residential construction pipeline
Select a bar to compare Aurora with the largest Colorado markets we cover.
1,561New housing units, 2025
9.2%Of all units in the Colorado cities we cover
$301MPermitted residential value
26%In multifamily buildings
New housing units permitted in 2025. Source: U.S. Census Bureau, Building Permits Survey.
This city
Aurora
1,561 new housing units in 2025 (-34.2% vs 2024).
1,156 single-family · 405 multifamily (26%).
What the 2025 permit numbers tell bidders
Aurora issued 1,561 new privately-owned residential units in 2025, down about 34% from 2,374 in 2024, according to the U.S. Census Bureau Building Permits Survey. Single-family units accounted for 1,156 and multifamily 405, a multifamily share of about 26%. Permitted value was $301M, or $192,700 per unit on average. For bidders, that mix means two different estimating problems: scattered single-family lots with individual utility runs and small concrete packages, and multifamily buildings where the framing, MEP rough-in and roofing quantities repeat floor to floor. The decline from the prior year is a volume signal, not a scope signal — fewer projects usually means more competition per bid, so a takeoff that misses a division is expensive. See how the same drivers price in Denver.
Aurora's rank in the state and what it means for pricing
Aurora ranks 2 of 21 among the covered Colorado cities by permitted residential units and accounts for 9.2% of the covered state total of 16,921 units. That volume keeps local concrete, framing and roofing crews busy, which shows up in labor pricing and in how far out trade partners are booking. Aurora also spans three counties — Adams, Arapahoe and Douglas — and each has its own permitting office, plan review comments and inspection sequence. Confirm the adopted code edition and any local amendments with the authority having jurisdiction before you lock a scope. Contractors pricing work to the south should also look at Colorado Springs and Fort Collins for comparison.
Services
Construction estimating services in Aurora, CO
We estimate the scopes that drive Aurora bids, from dirt to roofing, and deliver them by CSI division with units you can buy out.
Concrete estimating
Footings, stem walls, slab-on-grade and podium decks priced with Front Range ready-mix and finishing labor.
CY · SF · LFFoundation estimating
Spread footings, drilled piers and post-tension slabs detailed for Denver Basin soils and local geotechnical reports.
CY · EA · SFFraming takeoff
Wall, floor and roof framing counted by member size and length, including sheathing and hardware for Aurora multifamily and custom homes.
LF · EA · SFRoofing estimating
Shingle, TPO and EPDM systems measured with hail-rated underlayment and ice barrier where the envelope requires it.
SQ · LF · EAMEP estimating
Mechanical, electrical and plumbing rough-in and fixture counts for residential and commercial scopes, organized by division.
LF · EA · TONResidential estimating
Single-family and townhome estimates for Aurora infill and subdivision builders, from foundation through final trim.
SF · EA · LSCommercial estimating
Tenant improvements, retail and light industrial estimates for the I-225 and E-470 corridors, priced to current Aurora labor.
SF · CY · EAWho we provide estimates for
Who we prepare Aurora estimates for
General contractors
Hard bids on Aurora infill and I-225 corridor work need defensible quantities before you carry a number. We organize takeoffs by CSI division and mark up the plan set so your bid review is line by line.
Subcontractors
You are pricing concrete flatwork, framing or MEP on tight windows along the Front Range. Division-sorted quantities let you buy out your scope and compare against the GC's bid form without re-measuring the sheets.
Developers
You are underwriting land in Aurora and need a budget that holds at buyout. We price to ZIP-code-adjusted material and labor, so early pro formas reflect the Denver metro market rather than a national average.
Architects
You need a cost check during design, not after CDs. We take off your progress set, flag scope gaps, and return quantities you can compare across schematic and design development iterations.
Owners and facility managers
You are budgeting a tenant improvement, roof replacement or building addition in Aurora. We break the scope into measurable units so you can evaluate contractor proposals on the same basis.
Builders and remodelers
You are pricing additions and interior reconfigurations in older Aurora housing stock. We measure selective demolition, framing and MEP separately so change orders have a clear baseline.
Where we provide estimates
Aurora areas and nearby communities we cover
We estimate projects across Aurora and the surrounding Front Range corridor. If your project sits near a city limit or in an adjacent jurisdiction, the takeoff structure stays the same and we price to the ZIP code on the plans.
Central and north Aurora
- Original Aurora
- Del Mar Parkway
- Hoffman Heights
- Jewell Heights
- Norfolk Glen
- Laredo Highline
Southeast Aurora and the I-225 corridor
- Heather Gardens
- Saddle Rock
- Tollgate
- Southlands
- Aurora Highlands
- Conservatory
Nearby cities we cover
Property types
Types of Aurora properties we estimate
Aurora's 2025 residential permit mix ran to 1,561 new privately-owned units, 1,156 of them single-family and 405 multifamily, so most of our local takeoffs land on detached housing with a steady multifamily component.
Single-family homes
Production and custom detached houses on infill lots and in southeast Aurora subdivisions. We measure footing and slab quantities, frame walls by length and height, and roof by squares from the elevation and plan dimensions.
Watch for: Roof pitch and overhang changes; window and door schedules that do not match plans.
Multifamily buildings
Podium and garden-style apartment and townhome projects along I-225 and near the Anschutz Medical Campus. Unit-mix repetition matters, so we set up typical-unit takeoffs and apply them across the floor plates with adjustments at corners and cores.
Watch for: Typical-unit counts; balcony and corridor finishes; fire-rated assembly transitions.
Townhome and rowhouse
Attached product on narrow Aurora lots, where party walls, shared foundations and repetitive framing drive cost. We count units separately and call out shared scope so your buyout does not double-count or miss common elements.
Watch for: Party-wall assemblies; shared utility trenches; per-unit vs. common-area scope split.
Additions and remodels
Second-story additions, kitchen and bath reconfigurations, and basement finishes in older Aurora neighborhoods. We measure selective demolition, new framing, and MEP rough-in as separate line items so you can price the work in phases.
Watch for: Existing framing condition; tie-in details at roof and wall; permit-driven egress and insulation upgrades.
Commercial and retail
Small commercial, retail and office buildings along Colfax Avenue, Havana Street and the I-225 corridor. We take off shell and core separately from tenant fit-out, and note what the landlord's scope covers.
Watch for: Landlord vs. tenant scope; storefront glazing; ADA and parking-count upgrades.
Industrial and warehouse
Warehouse, flex and light industrial buildings near the airport and E-470. Slab thickness, column spacing and clear height drive the steel and concrete quantities, so we measure those from the structural sheets rather than applying a square-foot allowance.
Watch for: Slab thickness and reinforcement; dock equipment; fire-protection and sprinkler scope.
Local factors
What changes a construction estimate in Aurora
Aurora sits in the Denver–Aurora–Lakewood metro, and the same Front Range conditions that shape design also shape cost. Here are the drivers we adjust for in every takeoff.
Permitting and code review
Aurora issues its own building permits, and the adopted code edition and local amendments govern plan review comments, egress, energy and fire-protection requirements. We price to the code family shown on your drawings and flag items that commonly trigger plan-review corrections, such as stair and guard dimensions or energy-code envelope values. Confirm the adopted edition and any local amendments with the city building department before you finalize your bid.
Aurora Building Division · IBC · IRC · IECCExpansive soils and foundations
Much of the Aurora area sits on expansive clay soils that swell and shrink with moisture, so foundation design often runs to drilled piers, deepened footings or post-tensioned slabs rather than simple spread footings. That changes concrete volume, reinforcement and excavation quantities significantly. We take off the foundation system shown on the structural sheets and separate excavation, backfill and under-slab prep so you can see where the cost sits.
Expansive clay · Drilled piers · Post-tensioned slab · Geotechnical reportClimate and hail exposure
The Front Range gets heavy hail and wide seasonal temperature swings, which affects roof covering selection, impact-rated shingles, and the amount of insulation and air sealing needed to meet energy-code targets. We measure roof area by squares and pitch, count penetrations and flashing, and note the covering class specified. If the drawings do not state an impact rating, we flag it as a scope question rather than assuming one.
Hail · IECC envelope · Impact-rated roofing · NFPA 13Labor market and trade availability
Aurora competes for the same concrete, framing and MEP crews as Denver, Colorado Springs and Fort Collins, so labor pricing tracks the whole corridor. We use ZIP-code-adjusted labor rates rather than a state average, and we break work into trade scopes so you can see which packages carry the most labor risk. On fast schedules, crew availability can matter more than the hourly rate.
Denver metro labor · RSMeans data · Trade buyout · Front Range corridorSitework, drainage and land use
Aurora sites often need grading, utility trenching and storm drainage work before foundations go in, and drainage requirements vary with the lot and the local review authority. We take off cut and fill, trench lengths, pipe sizes and structures from the civil sheets, and separate sitework from building scope so a site package bid does not get buried in the general conditions.
Mass grading · Storm drainage · Utility trenching · CSI Division 31Materials and logistics
Concrete, lumber and steel move into Aurora from suppliers across the metro, and delivery distance, plant capacity and lead times all show up in the quote. We price materials at ZIP-code-adjusted rates and call out long-lead items such as switchgear, elevators or specialty glazing. Sales tax treatment on construction materials also varies by jurisdiction, so confirm it with your accountant or the project's tax advisor.
Concrete plants · Long-lead equipment · Sales tax · Supplier lead timesAurora estimating guide
How Aurora conditions show up in a takeoff, trade by trade
Aurora sits on the Front Range where expansive clay soils, freeze-thaw cycles, and hail exposure change what you quantify in each division. Here is how those conditions land in an actual takeoff.
Earthwork and sitework
On Aurora sites, you cannot take off foundations without first quantifying over-excavation and replacement. Expansive clay in the Denver and Arapahoe County areas often requires removing 3 to 6 feet of unsuitable material below footings and replacing it with engineered fill, which means your sitework takeoff must include bank volume, swell factor, and compaction. You also need to quantify subdrain and moisture barrier because the clay holds water. We measure stripping by square foot, over-excavation by cubic yard, and structural fill by compacted cubic yard using typical 1.25 to 1.35 swell factors. For a complete sitework picture, see our sitework estimating services.
Framing and roofing
Hail is a real cost driver in Aurora. Roofing takeoffs should include Class 4 impact-resistant shingles or standing seam metal, plus ice and water shield at eaves and valleys. For framing, you are quantifying 2x6 exterior walls at 16 inches on center, engineered floor joists, and roof trusses or rafters. We measure wall area by square foot, deduct openings over 10 square feet, and add typical 5 to 10 percent waste for lumber. Roof area is measured from the slope, not the plan footprint, so use the actual roof pitch. For a detailed framing breakdown, see our framing estimating services.
Multi-family and commercial finishes
Aurora issued 405 multifamily units in 2025, about 26 percent of its residential total, so finishes takeoffs are common here. You need to quantify drywall by square foot, paint by square foot, flooring by square foot, and cabinets by linear foot. In commercial work, add storefront glazing, suspended ceilings, and fire-rated assemblies. For multi-family, repeat unit types and count typical units, then add common area finishes separately. Always check the plan for unit mix and finish schedules. Our multi-family estimating services cover both residential and commercial scopes.
Concrete and foundations
Aurora's expansive soils drive deeper pier and grade beam systems than you would see in other markets. A typical single-family foundation may include 24-inch-diameter drilled piers at 8 to 10 feet on center, grade beams, and a post-tensioned slab. In your takeoff, count pier locations from the foundation plan, measure pier depth from the geotechnical report, and compute concrete by cubic yard. You also need to quantify reinforcing steel by pound, vapor barrier by square foot, and anchor bolts by each. For commercial work, add slab thickening at racking and equipment pads. Our concrete estimating services break these items down by CSI division so nothing gets missed.
Mechanical, electrical, and plumbing
Aurora follows the International Code Council family, but you must confirm the adopted edition with the city's building department. In MEP takeoffs, you are counting fixtures, devices, and equipment rather than just measuring pipe and wire. For a typical multifamily building, count water closets, lavatories, and tubs by each; measure domestic water piping by linear foot; and count electrical panels, receptacles, and light fixtures by each. High-efficiency furnaces and 13 SEER air conditioners are standard, so note them as equipment line items. Our MEP estimating services organize these by system so you can see the full scope.
Scope gaps we see on Aurora bids
- Over-excavation and structural fill below footings are often excluded, leaving the general contractor to absorb the cost of removing expansive clay.
- Subdrain and moisture barrier at foundation walls are missed when the sitework and concrete scopes are split between two subcontractors.
- Hail-resistant roofing upgrades are not listed as an alternate, so the owner assumes standard shingles and later requests a change order.
- Snow load and wind uplift calculations for roof trusses are not verified against the local amendments, leading to undersized members.
- Fire-rated assemblies in multi-family corridors are not quantified separately, causing drywall and door schedules to be incomplete.
- Final grading, erosion control, and revegetation are left out of the sitework bid because they are listed on a separate civil sheet.
Free tool
Concrete volume calculator
Quick check for a single element. For a full drawing set, send the plans and we measure everything, including the items calculators miss.
Typical waste: 3–5% for slabs, 5–10% for footings and walls. Truck count assumes 10 CY loads; confirm load size with your ready-mix supplier.
Result
19.4CY
Net volume18.5 CY
Cubic feet500 CF
Ready-mix trucks (10 CY)2
80 lb bags (premix)875
Need the full takeoff with pricing? Upload your plans.
How it works
How we estimate a Aurora project
- Read the full setArchitectural, structural, civil and MEP drawings, the geotechnical report and every addendum.
- Check Aurora conditionsLocal code edition, site and drainage requirements, soils and any hazard rules are confirmed before the takeoff starts.
- Take off by CSI sectionQuantities measured and color-coded on the plans, so every number traces to a sheet.
- Price to AuroraMaterial and labor costs adjusted to the project ZIP code, or to your own supplier quotes and crew rates.
- Check and deliverA second estimator checks quantities before the estimate goes out.
Sample output
Sample takeoff: typical Aurora single-family foundation
| Section | Line item | Qty | Unit |
|---|---|---|---|
| 03 30 00 | Concrete, drilled piers | 48 | each |
| 03 30 00 | Concrete, grade beams | 22 | cubic yards |
| 03 30 00 | Concrete, slab on grade | 18 | cubic yards |
| 03 20 00 | Reinforcing steel, piers | 3,200 | pounds |
| 03 20 00 | Reinforcing steel, grade beams | 4,800 | pounds |
| 03 15 00 | Vapor barrier, 10 mil | 2,400 | square feet |
| 03 10 00 | Formwork, grade beams | 960 | square feet |
| 31 23 16 | Structural fill, compacted | 180 | cubic yards |
Worked example: over-excavation for an Aurora single-family foundation
This example shows how to quantify over-excavation and structural fill for a typical Aurora single-family home. The dimensions are illustrative; your geotechnical report will govern actual depths.
Assume a rectangular footprint of 40 feet by 60 feet, with a 3-foot-wide over-excavation zone around the perimeter and a 4-foot depth below the footing. First, calculate the area to be over-excavated: the building area plus the perimeter zone. Building area = 40 ft × 60 ft = 2,400 sq ft. Perimeter zone = (2 × (40 + 60)) × 3 ft = 600 sq ft. Total area = 3,000 sq ft. Volume of over-excavation = 3,000 sq ft × 4 ft = 12,000 cubic feet. Convert to cubic yards: 12,000 ÷ 27 = 444.4 cubic yards (bank volume).
Next, calculate structural fill. The fill must be placed in 8-inch lifts and compacted to 95 percent. Using a typical swell factor of 1.25 for import fill, the compacted volume needed is the same as the over-excavation volume: 444.4 cubic yards. The loose volume to order = 444.4 × 1.25 = 555.5 cubic yards. Add 5 percent waste for handling and grade variations: 555.5 × 1.05 = 583.3 cubic yards.
Finally, add subdrain and vapor barrier. Subdrain is measured by linear foot: perimeter = 2 × (40 + 60) = 200 ft. Vapor barrier is measured by square foot of slab area: 2,400 sq ft, plus 10 percent lap = 2,640 sq ft.
The table below summarizes the calculation steps.
| Step | Description | Calculation | Result | Unit |
|---|---|---|---|---|
| 1 | Over-excavation area | 2,400 + 600 | 3,000 | sq ft |
| 2 | Over-excavation volume | 3,000 × 4 ÷ 27 | 444.4 | cubic yards |
| 3 | Fill, compacted | 444.4 | 444.4 | cubic yards |
| 4 | Fill, loose with swell | 444.4 × 1.25 | 555.5 | cubic yards |
| 5 | Fill, with 5% waste | 555.5 × 1.05 | 583.3 | cubic yards |
| 6 | Subdrain | 2 × (40 + 60) | 200 | linear feet |
| 7 | Vapor barrier | 2,400 × 1.10 | 2,640 | square feet |
Always verify the over-excavation depth and fill requirements with the geotechnical engineer and the local building department.
FAQ
Aurora construction estimating questions
What types of projects are common in Aurora?
Aurora sees a mix of single-family homes, multifamily buildings, and commercial projects. In 2025, the city issued 1,561 new privately-owned residential units, with 1,156 single-family and 405 multifamily. That means estimating work here ranges from tract home foundations to apartment building MEP and finishes. We handle both residential and commercial takeoffs, and we organize them by CSI MasterFormat division so you can bid the full scope.
How do expansive soils affect my estimate?
Expansive clay is common along the Front Range. It often requires over-excavation and replacement with structural fill, deeper piers, and subdrain systems. In your estimate, you will see line items for bank volume, swell factor, and compaction. If your geotechnical report specifies 4 feet of over-excavation, we quantify that by cubic yard and add typical waste. Missing these items is a common cause of budget overruns.
Do you account for hail-resistant roofing requirements?
Yes. Aurora's hail exposure means many projects specify Class 4 impact-resistant shingles or metal roofing. We take off roofing by square (100 square feet), using actual roof slope, and include ice and water shield at eaves and valleys. We also note underlayment and flashing. If your plans show standard shingles, we can flag the upgrade as an alternate so you can price both options.
What codes apply to Aurora construction?
Aurora generally follows the International Code Council family, including the IBC, IRC, IECC, and NEC, but the adopted editions and local amendments are set by the city. You must confirm the specific edition with the Aurora Building Division. In your takeoff, we reference the code year shown on the plans and note any items that may be affected by local amendments, such as snow load or wind uplift.
How do you handle snow load in roof framing takeoffs?
Aurora's design snow load is typically around 30 to 35 pounds per square foot, but you must verify the exact ground snow load with the local building department. In framing takeoffs, we check the structural plans for the specified snow load and ensure truss or rafter sizes match. We also quantify roof sheathing, underlayment, and ice barrier by square foot, and we add typical waste for cuts and valleys.
Can you estimate projects in nearby cities like Denver or Colorado Springs?
Yes. We cover the entire Front Range, including Denver, Colorado Springs, Fort Collins, Lakewood, and Thornton. Each city has its own code amendments and pricing nuances, so we adjust material and labor costs by ZIP code. If your project is in one of these areas, we can provide a takeoff that reflects local conditions. See our Colorado construction estimating page for more details.
What software do you use for takeoffs?
We use Bluebeam Revu for plan markup, PlanSwift for quantity takeoff, and RSMeans data for pricing. This combination lets us measure accurately from PDF plans and apply ZIP-code-adjusted material and labor costs. We deliver Excel and PDF files organized by CSI MasterFormat division, with marked-up plan sets so you can see exactly what we measured.
How fast can I get an estimate?
Most projects are completed in 24 to 48 hours. Rush service is available if you have a tight bid deadline. Turnaround depends on the size and complexity of the project, and on how quickly we receive complete plans and specifications. Once we have your documents, we confirm the scope and delivery date before starting.
Where does the permit data on this page come from?
The permit numbers on this page come from the U.S. Census Bureau's Building Permits Survey for 2025. They count new privately-owned residential units permitted by the city of Aurora. The survey does not include commercial permits or renovations. We use this data to understand market trends, but your project's specific scope is what drives the estimate.
What do you need from me to start an estimate?
We need your construction plans and specifications, including architectural, structural, civil, and MEP drawings. If you have a geotechnical report, that helps with foundation and sitework quantities. We also need to know the project address or ZIP code for pricing adjustments. Send your plans through our get an estimate page and we will confirm receipt and turnaround.
Other Colorado cities we cover
Popular services in Aurora
Send your Aurora project plans for a quote
Email your plans and specifications, and we will return a CSI-organized takeoff with marked-up drawings in 24 to 48 hours.
- We review the set and check for missing sheets or addenda.
- You get a quote with a price and a delivery date.
- You approve and we start the takeoff.
- You receive the Excel estimate and marked-up plans.