Sitework takeoff
Overexcavation, moisture conditioning, and grading quantities for expansive Front Range clay on Windsor lots.
CY · SFWindsor, CO
Construction estimating services in Windsor, CO
Windsor issued 810 new privately-owned residential units in 2025, up 29% from 626 in 2024. We produce Excel and PDF takeoffs organized by CSI MasterFormat division, with marked-up plan sets, for builders working Weld and Larimer County.
24–48 hours for most projectsTypical turnaround
Every CSI divisionSitework through MEP
Windsor ZIP pricingLocal material and labor
Price confirmed firstBefore any work starts
Census BPS · Windsor · 2025Real permit data
Windsor new housing permits2025
New housing units810Change vs. 2024+29%Permitted construction value$232MAverage value per unit$286,700Rank among covered Colorado cities#9
Single-family: 375 (46%)Multifamily: 435 (54%)
U.S. Census Bureau, Building Permits Survey, 2025. Residential only.
What makes construction estimating in Windsor, CO different?
Windsor pricing turns on expansive clay soils along the Front Range, a short frost season that compresses concrete and framing schedules, 54% multifamily share in 2025 permitting, Weld and Larimer County jurisdiction splits, and ZIP-code-adjusted material and labor rates rather than a Denver metro average.
- Windsor permitted 810 new housing units in 2025, #9 among the Colorado cities we cover.
- About 54% were in multifamily buildings; 46% were single-family.
- Permit volume was up 29% compared with 2024.
Windsor sits in the Front Range growth corridor that runs from Denver through Fort Collins, and the permit numbers show it. The city issued 810 new privately-owned residential units in 2025 against 626 in 2024, a 29% increase, with 435 of those units multifamily and 375 single-family. Permitted value reached $232M, an average of $286,700 per unit. That mix matters at bid time: a 200-unit apartment building and a single-family subdivision share almost no line items beyond earthwork, and the average value per unit blends 3-story walk-ups with detached houses on finished lots.
We estimate both. Quantities come off your plan set in Bluebeam Revu and PlanSwift, priced with RSMeans data adjusted to the project ZIP code, and delivered as an Excel workbook and PDF organized by CSI MasterFormat division. Most projects return in 24–48 hours, with rush turnaround available. Windsor straddles Weld and Larimer counties, so the same address can carry different permit review paths, inspection sequences, and fee schedules. Expansive clay soils along this part of the Front Range add overexcavation, moisture conditioning, and deeper pier or caisson line items that a Denver-average unit cost will miss. If you are comparing markets along the corridor, our Colorado construction estimating page and the Brighton and Northglenn pages show how the same scope prices differently by jurisdiction and soil.
- Coverage
- Windsor and nearby Colorado communities
- Deliverable
- Excel estimate + marked-up PDF plans
- Pricing basis
- Windsor ZIP-code material and labor costs
- Turnaround
- 24–48 hours for most projects
- Software
- Bluebeam Revu, PlanSwift, RSMeans data
01
For bidders. You need division-level quantities you can defend in a bid review. We mark up the plan set, show waste factors, and separate Weld County from Larimer County permit and inspection assumptions so your number holds.
02
For builders. You are buying out trades while foundations are still being poured. We break scope by CSI division with unit costs, so you can release earthwork, concrete, and framing packages without re-measuring the set.
03
For owners. You want to compare a Windsor pro forma against other Front Range sites. We price the same building program at your ZIP code so the difference reflects local labor, materials, and soil conditions.
Windsor by the numbers
Windsor's residential construction pipeline
Select a bar to compare Windsor with the largest Colorado markets we cover.
810New housing units, 2025
4.8%Of all units in the Colorado cities we cover
$232MPermitted residential value
54%In multifamily buildings
New housing units permitted in 2025. Source: U.S. Census Bureau, Building Permits Survey.
This city
Windsor
810 new housing units in 2025 (+29.4% vs 2024).
375 single-family · 435 multifamily (54%).
What the 2025 permit numbers say about Windsor
Windsor permitted 810 new privately-owned residential units in 2025, up 29% from 626 in 2024. Multifamily accounted for 435 units, 54% of the total, and single-family for 375. Permitted value reached $232M, an average of $286,700 per unit. For bidders, that average is a planning figure, not a bid: it blends 3-story walk-ups with detached houses on finished lots. The multifamily share is the signal that matters. Wood-frame over podium and tuck-under garage layouts drive different concrete, framing, and fire-rated assemblies than subdivision work, and those assemblies carry the line items that separate a winning bid from a losing one. Windsor ranked 9th of 21 covered Colorado cities by units and accounted for 4.8% of the 16,921 units permitted across those cities. See how the corridor compares on our Colorado construction estimating page.
Weld and Larimer County split, soils, and schedule
Windsor straddles Weld and Larimer counties, and the same address can carry different permit review paths, inspection sequences, and fee schedules depending on which side of the line it falls. Confirm the adopted code edition and any local amendments with the Windsor building department before you lock a bid. Expansive clay soils along this part of the Front Range are the other cost driver. Overexcavation, moisture conditioning, and deeper pier or caisson designs show up as earthwork and foundation line items that a Denver-average unit cost will miss. The building season is compressed by frost, so concrete and framing crews stack in the same window and labor rates move with demand. Nearby projects in Brighton and Fountain face similar soils with different jurisdiction rules.
Services
Construction estimating services in Windsor
Every takeoff below is measured from your plan set, priced at the project ZIP code, and delivered by CSI MasterFormat division with marked-up drawings.
Concrete estimating
Foundations, slab-on-grade, podium decks, and flatwork measured with formwork and reinforcement separated.
CY · SF · TONFoundation estimating
Pier, caisson, and stem wall systems sized for Windsor soil reports, with waterproofing and drainage line items.
LF · CYFraming estimating
Floor, wall, and roof framing for single-family and wood-frame multifamily, counted by member and sheathing sheet.
LF · SF · EARoofing estimating
Asphalt shingle, TPO, and standing seam quantities with underlayment, flashing, and ice barrier at eaves.
SQ · LFMEP estimating
Mechanical, electrical, and plumbing rough-in and fixture counts for multifamily and commercial shells.
EA · LF · TONMulti-family estimating
Unit-mix takeoffs for Windsor's 435-unit multifamily pipeline, including common areas and fire-rated assemblies.
EA · SFCommercial estimating
Tenant improvement and ground-up shell estimates for retail and light industrial along the corridor.
SF · EAWho we provide estimates for
Who we prepare Windsor estimates for
General contractors
You are bidding Windsor multifamily and subdivision work against Front Range competitors. We return division-level quantities and marked-up plan sets you can defend line by line in a bid review.
Subcontractors
You need earthwork, concrete, framing, or MEP quantities fast enough to hold a bid date. We price your scope only, with waste factors and unit costs adjusted to the Windsor ZIP code.
Developers
You are comparing Windsor sites in Weld and Larimer counties. We price the same building program at your ZIP code so soil, permit, and labor differences show up in the pro forma, not after closing.
Architects
You need a cost check while drawings are still moving. We take off from the current set, flag scope gaps, and return a MasterFormat-organized workbook your client can read.
Owners and owner's reps
You want a second number before you sign a GMP. We quantify the scope independently and show the assumptions behind earthwork, foundations, and MEP so you can challenge the buyout.
Framing and concrete trades
Windsor's permit mix runs heavy on multifamily podiums and single-family slabs. We count studs, sheathing, rebar, and formwork from your sheets so your material order matches the drawings.
Where we provide estimates
Windsor areas and nearby communities we cover
Windsor straddles Weld and Larimer counties, and the permit path changes when you cross that line. We estimate projects across the town and the surrounding Front Range communities.
Windsor proper and immediate surroundings
- Downtown Windsor
- Water Valley
- Windsor Highlands
- Brunswick
- Severance
Weld County side
- Greeley
- Evans
- Johnstown
- Milliken
- Mead
Larimer County and south corridor
- Fort Collins
- Timnath
- Loveland
- Berthoud
- Longmont
Denver metro communities we serve
Property types
Types of Windsor properties we estimate
Windsor issued 810 new privately-owned residential units in 2025, with 435 multifamily and 375 single-family. The town's commercial and industrial work follows that residential growth along the corridor.
Multifamily apartments
Three- and four-story walk-ups and podium buildings dominate the multifamily share. We take off unit-by-unit, separate common areas, and price elevators, trash rooms, and corridor finishes that per-unit averages hide.
Watch for: Podium transfer slabs, unit mix repetition, and fire-rated assemblies.
Single-family subdivisions
Detached houses on finished lots make up the single-family count. We build a model takeoff, apply it across plan variations, and price lot-specific items like overexcavation and utility stubs separately.
Watch for: Lot grading, plan options, and per-lot utility trenching.
Townhomes and rowhouses
Attached product is common where Windsor lots tighten. Party walls, fire separations, and shared utility runs change the framing and MEP counts compared with detached houses on the same street.
Watch for: Party-wall framing, fire blocking, and shared laterals.
Commercial shell and tenant fit-out
Retail, restaurant, and office space follows the rooftops. We estimate shell and core separately from tenant improvements, so a landlord's number and a tenant's number do not get mixed in one bid.
Watch for: Shell versus TI split, storefront glazing, and grease interceptors.
Light industrial and warehouse
Windsor's corridor location supports distribution and shop space. We quantify slab thickness, column grids, dock equipment, and office build-out inside the warehouse footprint as separate scopes.
Watch for: Slab flatness, dock packages, and sprinkler coverage.
Municipal and school work
Parks, public buildings, and school additions move through the same growth. These projects carry prevailing-wage and bonding requirements that change labor rates and the bid structure.
Watch for: Prevailing wage, bonding, and phased occupancy.
Local factors
What changes a construction estimate in Windsor
Two Windsor addresses a mile apart can price differently. These are the drivers we adjust for before a number leaves our desk.
County permit path
Windsor crosses Weld and Larimer counties, and each has its own review sequence, inspection schedule, and fee structure. A project on the Weld side may see different plan review turnaround and different impact fees than one on the Larimer side. We confirm the adopted code edition and permit authority with the local building department before pricing review costs, and we separate those assumptions in the estimate so you can see where the difference sits.
Weld County · Larimer County · local building departmentExpansive clay soils
Front Range clay expands and contracts with moisture, so foundations here often carry overexcavation, moisture conditioning, and deeper pier or caisson line items. A Denver-average unit cost will miss that. We take off the geotechnical report's recommended bearing depth and soil treatment, then price the earthwork and concrete separately from the structural slab so the owner can see what the soil is actually costing. Confirm the geotech recommendations apply to your specific lot before bidding.
geotechnical report · overexcavation · pier foundationsHail and freeze-thaw
Windsor sits in the hail belt along the Front Range, and freeze-thaw cycles drive frost depth and roof assembly choices. Roofing specifications here often call for impact-rated shingles or membrane systems, and exterior concrete needs air entrainment and proper jointing. We price the specified roof system rather than a regional default, and we carry frost-depth footing quantities from the drawings. Confirm the adopted code edition for snow and wind loads with the local building department.
hail belt · frost depth · impact-rated roofingFront Range labor market
Windsor competes for the same crews as Denver, Fort Collins, and Greeley. Labor rates track that corridor, and specialty trades like fire sprinkler and elevator can be stretched when several multifamily projects run at once. We price labor from ZIP-code-adjusted RSMeans data and note where a trade is likely to carry a premium. If your schedule overlaps a large project nearby, expect the bid to reflect it.
RSMeans data · Denver labor market · Fort CollinsSitework and drainage
Flat lots and clay soils mean stormwater has nowhere to go quickly. Detention ponds, swales, and underdrain are common scope items, and they are frequently missing from a bid that only counts building square footage. We take off grading, import or export, storm pipe, and detention structures from the civil sheets, and we price them under the sitework division so the number is visible. Confirm drainage requirements with the local jurisdiction.
detention ponds · storm pipe · underdrainMaterials and logistics
Windsor is close enough to Denver suppliers that most materials move without a long-haul premium, but concrete and aggregate deliveries still depend on plant distance and batch schedules. We price material from ZIP-code-adjusted data and flag items where freight or plant capacity could move the number. For projects on the Weld County side, we check whether the nearest ready-mix plant adds to the concrete line.
ready-mix plants · ZIP-code-adjusted pricing · aggregate deliveryWindsor estimating guide
How Windsor conditions show up in a takeoff, trade by trade
Windsor’s mix of single-family and multifamily work, expansive soils, and Front Range weather puts specific pressure on each division of a takeoff. Below is how we break it down trade by trade.
Sitework and earthwork
Windsor sits on expansive clay and bentonite, so a takeoff that stops at cut and fill misses the real cost. We carry stripping depths, over-excavation under slabs and pavements, and import volumes separately from on-site cut. Because the town’s drainage criteria and the local building department’s adopted code edition control lot grading, we note the required confirmations rather than assume a standard detail. Line items include 31 00 00 clearing, 31 23 16 excavation, 31 23 23 backfill, and 31 25 00 engineered fill. For a full scope, see our sitework estimating services.
Framing and structural
Windsor’s single-family and multifamily work often uses engineered wood floor systems and trusses, but the takeoff has to account for plan revisions that change bearing walls. We measure wall plates, studs, headers, sheathing, and hardware by linear feet and sheet count, then add a typical waste factor for cuts and culls. Roof pitch and overhang change the sheathing and fascia counts, so we take them from the elevations, not the plan notes. For multifamily buildings, we separate each unit type rather than averaging. See our framing estimating services for the full line-item format.
MEP and interior finishes
Mechanical, electrical, and plumbing takeoffs in Windsor must reflect the adopted energy code and local amendments, which affect insulation values, window U-factors, and HVAC sizing. We count fixtures, devices, and piping by run, then cross-check against the equipment schedules. For multifamily, we separate common areas from dwelling units so the general contractor can see where the cost sits. Interior finishes are measured by room, with drywall, paint, flooring, and trim taken off separately. Our MEP estimating services and multi-family estimating services pages cover both scopes.
Concrete and foundations
Expansive soils drive pier and grade-beam systems, post-tensioned slabs, and deeper footings than a generic takeoff would show. We measure formwork by contact area, not slab area, and separate 03 30 00 cast-in-place concrete from 03 10 00 forms and 03 20 00 reinforcement. Hail and freeze-thaw exposure means air-entrainment and minimum cover are not optional, but the exact requirements come from the adopted code edition, so we flag them for confirmation with the local building department. Our concrete estimating services and foundation estimating services cover both residential and commercial scopes.
Roofing and envelope
Hail is the dominant driver in Windsor, so roofing takeoffs must show Class 4 impact-rated shingles or the specified system, underlayment, ice-and-water membrane at eaves and valleys, and drip edge by linear feet. We measure roof area from the plan dimensions, then add a typical waste factor for hips, valleys, and ridge caps. For steep-slope and low-slope areas, we separate 07 30 00 steep-slope roofing from 07 50 00 membrane roofing. Flashing at walls and penetrations is counted per location. Our roofing estimating services page shows the format we deliver.
Scope gaps we see on Windsor bids
- Over-excavation and engineered fill under slabs are omitted when the geotechnical report calls for removal of expansive clay.
- Roofing takeoffs that count shingles but miss ice-and-water membrane at eaves and valleys, and drip edge by linear feet.
- Concrete formwork measured by slab area instead of contact area, undercounting edge forms and pier forms.
- Framing waste factors applied to the whole package instead of by member type, hiding the cost of cut-heavy areas.
- MEP rough-in counts that ignore the adopted energy code’s effect on insulation and equipment sizing.
- Site drainage and lot grading left to the civil package, even when the building permit requires a grading plan.
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 Windsor project
- Read the full setArchitectural, structural, civil and MEP drawings, the geotechnical report and every addendum.
- Check Windsor 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 WindsorMaterial 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: Windsor, CO single-family residence
| Section | Line item | Qty | Unit |
|---|---|---|---|
| 03 30 00 | Cast-in-place concrete, footings | 18.5 | CY |
| 03 20 00 | Reinforcement, footings | 1,850 | LB |
| 06 10 00 | Framing, exterior walls | 2,240 | LF |
| 06 10 00 | Framing, roof trusses | 42 | EA |
| 07 30 00 | Asphalt shingles, Class 4 | 3,150 | SF |
| 07 30 00 | Ice-and-water membrane | 420 | LF |
| 09 29 00 | Gypsum board, 1/2 in. | 8,600 | SF |
| 22 00 00 | Plumbing rough-in, PEX | 1,120 | LF |
Worked example: slab-on-grade concrete for a Windsor single-family home
This example uses a simple rectangular slab to show the sequence from dimensions to waste. The dimensions are illustrative; your plan dimensions and geotechnical report will control.
Assume a slab 40 ft by 30 ft, 4 in. thick, with a 12 in. by 12 in. perimeter footing. We calculate the slab volume first, then the footing, then add waste.
| Step | Calculation | Quantity | Unit |
|---|---|---|---|
| Slab area | 40 ft × 30 ft | 1,200 | SF |
| Slab volume | 1,200 SF × (4 in. ÷ 12) | 400 | CF |
| Slab volume | 400 CF ÷ 27 | 14.8 | CY |
| Footing volume | ((40+30)×2) ft × 1 ft × 1 ft | 140 | CF |
| Footing volume | 140 CF ÷ 27 | 5.2 | CY |
| Total concrete | 14.8 + 5.2 | 20.0 | CY |
| Waste (5%) | 20.0 × 0.05 | 1.0 | CY |
| Order quantity | 20.0 + 1.0 | 21.0 | CY |
We then separate reinforcement: slab mesh at 1,200 SF plus lap, and footing rebar at 140 LF of perimeter with four continuous bars and stirrups. Formwork is measured by contact area: slab edge form at 140 LF and footing side forms at 140 LF × 1 ft high. Vapor barrier is 1,200 SF plus 10% lap. Because Windsor’s expansive soils often require over-excavation and engineered fill, we carry that as a separate line under 31 23 23, not buried in the concrete price. If you want this level of detail on your project, send plans through our get an estimate page.
FAQ
Windsor construction estimating questions
What does a Windsor, CO construction estimate cost?
We price by project scope, not by a flat city rate. Most single-family and small commercial takeoffs are quoted after we review the plan set. Turnaround is 24–48 hours for most projects, with rush available. We deliver Excel and PDF organized by CSI MasterFormat division, with marked-up plan sets. To get a quote, send your plans and we will confirm scope and price.
How do Windsor’s expansive soils affect my takeoff?
Expansive clay and bentonite are common in the Windsor area, so foundations often require over-excavation, engineered fill, and pier-and-grade-beam systems. A takeoff that only counts concrete volume will miss the cost of removing and replacing unsuitable soil. We carry those items under 31 23 23 and 31 25 00, separate from the concrete package. Confirm the required treatment with your geotechnical report and the local building department.
Do you handle both residential and commercial projects in Windsor?
Yes. Windsor’s permit data shows a mix of single-family and multifamily units, and we take off both. For residential, we separate each unit type rather than averaging. For commercial, we follow the CSI divisions and include sitework, structure, envelope, and MEP. Our residential estimating services and commercial estimating services pages describe the formats we deliver.
What is the typical turnaround for a Windsor estimate?
Most projects are returned in 24–48 hours. Larger or complex projects may take longer, and rush service is available. The schedule depends on the completeness of the plan set and the number of trades. We confirm timing when we receive your documents.
How do you handle hail-rated roofing in Windsor?
Hail is a major driver in Windsor, so we take off the specified impact-rated system, underlayment, ice-and-water membrane at eaves and valleys, and drip edge by linear feet. We do not substitute a generic shingle count. The exact rating and underlayment requirements come from the adopted code edition and the project specifications, so confirm those with the local building department.
Where does your Windsor permit data come from?
The permit figures on this page come from the U.S. Census Bureau, Building Permits Survey, for 2025. They count new privately-owned residential units permitted by the city itself. The survey reported 810 total units, up 29% from 626 in 2024, with 375 single-family and 435 multifamily units. The permitted value was $232 million, averaging $286,700 per unit. These numbers describe residential activity only and do not include commercial or industrial permits.
Can you estimate a multifamily project in Windsor?
Yes. Multifamily made up 54% of Windsor’s permitted residential units in 2025, so we see a lot of it. We separate common areas from dwelling units and take off each unit type individually. That lets a general contractor see where the cost sits. Our multi-family estimating services page shows the breakdown we provide.
Do you cover nearby cities like Brighton and Northglenn?
Yes. We cover Windsor and the surrounding Front Range, including Brighton, Northglenn, Englewood, and Fountain. Each city has its own permit path and local amendments, so we adjust the takeoff accordingly. See our Brighton construction estimating and Northglenn construction estimating pages for those areas.
What software do you use for Windsor takeoffs?
We use Bluebeam Revu for plan markup, PlanSwift for quantity takeoff, and RSMeans data for pricing. Pricing is adjusted by ZIP code for material and labor. Deliverables are Excel and PDF, organized by CSI MasterFormat division, with marked-up plan sets. If you have a preferred format, tell us when you send the plans.
What do you need from me to start a Windsor estimate?
Send the plan set, specifications, and any geotechnical or civil reports. If you have a bid date, tell us so we can schedule. We also need the project address or ZIP code for pricing adjustments. You can send files through our get an estimate page.
Other Colorado cities we cover
Popular services in Windsor
Send your Windsor project plans for a quote
Send your plans and we will return a detailed takeoff organized by CSI division, with marked-up plan sets and ZIP-code-adjusted pricing.
- 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.