Multifamily takeoffs
Unit-by-unit quantity takeoffs for garden and mid-rise apartments, including typical-floor duplication and unit-mix summaries.
EA · SF · CYHialeah, FL
Construction estimating services in Hialeah, FL
Hialeah permitted 1,053 new privately-owned residential units in 2025, all multifamily, at $151M in value. We produce CSI MasterFormat takeoffs and estimates for contractors bidding that work, priced with ZIP-code-adjusted material and labor rates.
24–48 hours for most projectsTypical turnaround
Every CSI divisionSitework through MEP
Hialeah ZIP pricingLocal material and labor
Price confirmed firstBefore any work starts
Census BPS · Hialeah · 2025Real permit data
Hialeah new housing permits2025
New housing units1,053Change vs. 2024+245%Permitted construction value$151MAverage value per unit$143,700Rank among covered Florida cities#12
Single-family: 0 (0%)Multifamily: 1,053 (100%)
U.S. Census Bureau, Building Permits Survey, 2025. Residential only.
What makes construction estimating in Hialeah different?
Hialeah's pipeline is almost entirely multifamily infill on small lots, so estimates hinge on Miami-Dade County concrete pricing, auger-cast pile or spread footing quantities, tight-site crane and pump access, impact-window and shutter allowances under the Florida Building Code, and wind-borne debris requirements that drive glazing and roofing costs.
- Hialeah permitted 1,053 new housing units in 2025, #12 among the Florida cities we cover.
- About 100% were in multifamily buildings; 0% were single-family.
- Permit volume was up 245% compared with 2024.
Hialeah sits in Miami-Dade County, where nearly every residential permit in 2025 was multifamily — 1,053 units across the city, up from 305 the year before, at an average permitted value of $143,700 per unit. That mix means your takeoffs need to handle mid-rise and garden-apartment assemblies, not just single-family shells. We build estimates around the way work is actually bought here: concrete by the cubic yard, rebar by the ton, formwork by the square foot of contact area, and MEP by fixture and device counts.
The city is dense and largely built out, so most projects are infill on constrained lots near Hialeah Park, Palm Avenue, and the Okeechobee Road corridor. Tight sites change cost: mat or spread footings instead of deep excavation, truck-mounted pump charges, and crane picks scheduled around street closures. If you are bidding across South Florida, our Florida construction estimating team covers the state, and our multi-family estimating services group handles the unit-mix math on this pipeline. We deliver Excel and PDF takeoffs organized by CSI MasterFormat division, with marked-up plan sets, in 24–48 hours for most projects.
- Coverage
- Hialeah and nearby Florida communities
- Deliverable
- Excel estimate + marked-up PDF plans
- Pricing basis
- Hialeah ZIP-code material and labor costs
- Turnaround
- 24–48 hours for most projects
- Software
- Bluebeam Revu, PlanSwift, RSMeans data
01
For bidders. You get a line-item takeoff before the bid date: concrete, rebar, formwork, framing, drywall, and MEP quantities with waste factors, so your number holds up in a competitive Hialeah multifamily bid.
02
For builders. We price your scope with ZIP-code-adjusted labor and material rates, flag missing scope between trades, and hand back marked-up plan sets your superintendent can actually use in the field.
03
For owners. Use the estimate as a budget check on a developer's pro forma, or to compare contractor bids apples to apples on a Hialeah mid-rise or garden apartment project.
Hialeah by the numbers
Hialeah's residential construction pipeline
Select a bar to compare Hialeah with the largest Florida markets we cover.
1,053New housing units, 2025
2.8%Of all units in the Florida cities we cover
$151MPermitted residential value
100%In multifamily buildings
New housing units permitted in 2025. Source: U.S. Census Bureau, Building Permits Survey.
This city
Hialeah
1,053 new housing units in 2025 (+245.2% vs 2024).
0 single-family · 1,053 multifamily (100%).
All-multifamily pipeline, small-lot infill
The 2025 permit data is unambiguous: 1,053 new privately-owned residential units in Hialeah, 100% multifamily, zero single-family. That is a 245% jump over 2024's 305 units, and it puts Hialeah at 2.8% of the 38,215 units permitted across the covered Florida cities. For a bidder, the practical effect is that your competition is other multifamily GCs, and the scope that wins or loses the job is the structure and envelope: auger-cast piles or mat foundations, post-tensioned slabs, CMU or metal-stud infill, and impact-rated glazing. Unit counts also drive the MEP takeoff — plumbing fixtures, panel schedules, and HVAC tonnage scale with the mix of one-, two-, and three-bedroom units, not with gross square footage alone. See how this compares with Tampa and Orlando, where the mix leans more single-family.
Miami-Dade concrete, wind code, and site constraints
Hialeah's average permitted value of $143,700 per unit reflects mid-rise construction on infill lots, where site logistics carry real cost. Concrete is the largest single line: ready-mix priced by the cubic yard, rebar by the ton, and formwork by square foot of contact area, with pump and crane time billed separately when a lot cannot fit a mixer. Wind-borne debris requirements under the Florida Building Code push glazing, shutter, and roof attachment costs above what the same square footage would carry inland. Because lots are small and streets are narrow, expect allowances for traffic control, laydown offsite, and phased deliveries. Confirm the adopted code edition and any local amendments with Miami-Dade County and the City of Hialeah building department before you finalize your bid. Our concrete estimating services and foundation estimating services teams price these scopes directly.
Services
Construction estimating services in Hialeah
We produce quantity takeoffs and full estimates for the project types that actually get built in Hialeah — mid-rise and garden multifamily, mixed-use infill, and the site and structural work that supports them.
Concrete and formwork
Footings, pile caps, slab-on-grade, and elevated post-tensioned slabs priced by volume, ton, and contact area.
CY · TON · SFCAFoundation estimating
Auger-cast pile, spread footing, and mat foundation quantities for Miami-Dade soil and water-table conditions.
LF · CY · EAFraming and drywall
CMU, metal stud, and truss framing takeoffs with board, finish, and waste factors by wall type.
SF · LF · MSFMEP estimating
Plumbing fixture counts, panel and feeder schedules, and HVAC tonnage scaled to the unit mix.
EA · LF · TONRoofing estimating
TPO, modified bitumen, and tile roof systems with wind-uplift attachment counts and flashing linear footage.
SQ · LF · EASitework estimating
Demolition, grading, paving, and utility quantities for tight infill lots with limited laydown area.
CY · SY · LFCommercial and industrial
Tenant improvement, retail, and warehouse estimates along the Okeechobee Road and Hialeah industrial corridors.
SF · EA · LSWho we provide estimates for
Who we prepare Hialeah estimates for
General contractors
You bid mid-rise and garden apartment shells along Okeechobee Road and need concrete, rebar, formwork and framing quantities checked before the bid date, not after award.
Concrete and foundation subcontractors
Hialeah infill lots mean mat and spread footings, pump trucks and tight access. We break out cubic yards, tonnage and square feet of contact area so your quote stands.
Framing and drywall trades
Wood-frame and cold-formed steel over podium decks dominate the unit mix here. We count studs, plates, sheathing and board by wall type so your labor hours track the plans.
MEP subcontractors
Multifamily work is bought by fixture, device and linear foot. We take off plumbing, HVAC and electrical counts per unit type so your bid covers every stack and riser.
Developers and owners
With 1,053 permitted units in 2025 at an average of $143,700 each, you need a budget check on the pro forma before committing to a general contract price.
Architects and design-build teams
Early cost feedback on assemblies and unit mixes lets you adjust drawings before permit sets are frozen with Miami-Dade County and the city building department.
Where we provide estimates
Hialeah areas and nearby communities we cover
We estimate projects across Hialeah and the surrounding Miami-Dade County corridor, from infill lots near Hialeah Park to larger multifamily sites along Okeechobee Road. If your project is outside these areas, our statewide team still handles it.
Central Hialeah
- Downtown Hialeah
- Hialeah Park
- Palm Avenue corridor
- East Hialeah
- West Hialeah
Industrial and commercial corridors
- Okeechobee Road
- Hialeah Industrial District
- NW 36th Street
- Palm Springs North
Nearby cities we cover
- Miami
- Miami Lakes
- Doral
- Medley
- Opa-locka
- North Miami Beach
Statewide coverage
Property types
Types of Hialeah properties we estimate
Hialeah's 2025 permit data shows 1,053 new residential units, all multifamily, with no single-family permits. That shapes what we take off most: mid-rise and garden apartment buildings, plus the commercial and industrial work that fills the Okeechobee Road corridor.
Garden apartments
Three- and four-story wood-frame or cold-formed steel buildings over surface parking, common on infill lots. We take off repetitive unit plans, count shear walls and hold-downs, and price shared corridors and stairs.
Watch for: Repetitive unit takeoff, shear wall counts, corridor finishes
Mid-rise multifamily
Five- to eight-story buildings with podium or cast-in-place concrete lower levels. We break out concrete by cubic yard, rebar by ton, formwork by square foot of contact area, and MEP by fixture and device count.
Watch for: Podium concrete, post-tensioned slabs, MEP riser counts
Mixed-use buildings
Ground-floor retail or office under residential units, common near Palm Avenue and Downtown Hialeah. We separate commercial and residential scopes so your bid covers both CSI divisions without overlap.
Watch for: Scope split between retail and residential, separate MEP systems
Industrial and warehouse
Tilt-up and pre-engineered metal buildings along Okeechobee Road and in the Hialeah Industrial District. We estimate slab-on-grade, structural steel, metal panel and dock equipment by unit and linear foot.
Watch for: Slab flatness, tilt-up panel counts, dock equipment
Commercial tenant improvements
Retail, restaurant and office fit-outs in existing Hialeah buildings. We take off demising walls, storefront, ceiling, HVAC distribution and electrical devices from the permit set, with allowances where drawings are schematic.
Watch for: Existing conditions, storefront, HVAC and electrical devices
Residential renovations
Unit turns and interior remodels in older Hialeah housing stock. We count demolition, framing repairs, drywall, flooring and fixtures by room, and flag where concealed conditions may change the scope.
Watch for: Demolition, concealed framing, fixture replacement counts
Local factors
What changes a construction estimate in Hialeah
Hialeah sits on Miami-Dade County's limestone ridge, so foundation and drainage costs behave differently than in other parts of Florida. The city's dense, built-out lots add their own constraints to every takeoff.
Florida Building Code and Miami-Dade amendments
Your estimate must reflect the adopted Florida Building Code edition and Miami-Dade County amendments, including High-Velocity Hurricane Zone provisions for wind-borne debris and product approvals. Confirm the current adopted edition and local amendments with the City of Hialeah building department before pricing. Impact-rated glazing, reinforced roof decks and continuous load path hardware carry real cost per opening and per linear foot.
Florida Building Code · Miami-Dade County amendments · City of Hialeah building departmentLimestone and shallow groundwater
Much of Hialeah sits on porous limestone with a high water table. Excavation may require dewatering, and foundation design often uses mat or spread footings rather than deep piles. We price concrete by cubic yard, rebar by ton and formwork by square foot of contact area, and we flag rock excavation and dewatering as separate line items so they do not disappear into a general condition.
Limestone · High water table · Dewatering · Mat footingsWind, rain and flood exposure
South Florida's hurricane season and frequent heavy rain drive roofing, waterproofing and drainage costs. Roof assemblies need Miami-Dade product approval and enhanced fastening. Site drainage must handle intense storms, and flood zone designation affects finished floor elevations and foundation type. We take off roof area, underlayment, flashing and drainage linear feet, and note where the flood zone changes the scope.
Hurricane season · Miami-Dade product approval · Flood zone · Site drainageLabor rates and trade availability
Miami-Dade labor rates reflect a dense, union and non-union mix, and multifamily work competes for the same concrete, framing and MEP crews across the county. We price with ZIP-code-adjusted material and labor rates, and we separate trade labor from material so you can see where crew availability may affect your bid. Productivity assumptions for repetitive unit work differ from one-off commercial scopes.
Miami-Dade labor rates · ZIP-code adjustment · Trade crew availabilityTight infill sites and land use
Hialeah is largely built out, so most projects are infill on constrained lots. That means limited laydown area, truck-mounted pump charges, crane picks scheduled around street closures, and possible right-of-way permits. We include mobilization, pump and crane line items and flag where staging constraints may add cost. Zoning setbacks, parking ratios and height limits can also change the building footprint and unit count.
Infill lots · Pump charges · Crane picks · Zoning setbacksMaterial logistics and sales tax
Most concrete, rebar, CMU and drywall come from suppliers in Miami-Dade and Broward County, so haul distance is short but delivery windows are tight on congested streets. Florida sales tax treatment on materials and the state's annual sales tax holiday for certain items can affect your buyout. We list material quantities by unit and note where tax treatment or delivery constraints should be verified with your supplier and accountant.
Miami-Dade suppliers · Florida sales tax · Delivery windowsHialeah estimating guide
How Hialeah conditions show up in a takeoff, trade by trade
Hialeah's 2025 permit data shows 1,053 new residential units, all multifamily, with an average value of $143,700 per unit. That mix, plus the city's limestone and high water table, changes what you quantify trade by trade.
Sitework and dewatering
Hialeah sits on Miami Limestone with a water table often within a few feet of grade. In a takeoff, that means dewatering pumps, wellpoint systems, and underdrain piping are real line items, not allowances. You will also see import fill for building pads, since excavated limestone is not always suitable as select fill. For multifamily projects, quantify sitework by cubic yards of cut and fill, linear feet of silt fence and swale, and square yards of asphalt and concrete paving. We break these out under CSI 31 00 00, 31 23 16, and 33 40 00. For a detailed sitework takeoff, see our sitework estimating services.
Concrete and masonry
Hialeah's multifamily work uses concrete columns, shear walls, and elevated decks, plus CMU or concrete walls at stairs and shafts. A takeoff should separate cast-in-place concrete from masonry, with concrete measured in cubic yards and formwork in square feet of contact area. Rebar is taken off by bar diameter and total weight, including laps and hooks. For CMU, quantify by square feet of wall area, deducting openings over 10 square feet, and add grout and horizontal joint reinforcement by linear feet. See our concrete estimating services for CSI 03 30 00 and 04 20 00.
Roofing and waterproofing
Hialeah's wind-driven rain and high humidity put roofing and waterproofing at the top of the punch list. For flat roofs, quantify tapered insulation by square feet and thickness, cover board, and membrane by square feet with 10% waste for cuts and laps. At balconies and elevated walkways, include fluid-applied or sheet waterproofing, plus flashing and sealants. Roof drainage is a separate trade: count roof drains, scuppers, and overflow scuppers by each, and verify sizing against the local rainfall rate. Our roofing estimating services cover CSI 07 50 00 and 07 90 00.
Foundations and slabs
With average unit values at $143,700, many Hialeah projects are mid-rise or garden-style multifamily. Foundation scope typically includes auger-cast piles or CFA piles, pile caps, grade beams, and a post-tensioned slab on grade. In a takeoff, count piles by diameter and depth, then quantify concrete by cubic yards, rebar by tons, and post-tensioning strand by linear feet. Watch for thickened slabs at elevator pits and mechanical rooms. Our foundation estimating services cover these items under CSI 03 30 00 and 03 10 00, including pile caps and slab reinforcing.
Framing and drywall
Most Hialeah multifamily units are framed with cold-formed steel studs and metal joists at elevated floors, with wood or light-gauge infill at some garden-style buildings. In a takeoff, count studs by gauge, spacing, and height, then convert to linear feet and pieces. Drywall is measured by square feet of board, with waste typically 10–15% for standard layouts. Include shaft wall assemblies at elevators and stairwells, and moisture-resistant board at bathrooms and laundry rooms. Our framing estimating services cover CSI 05 40 00 and 09 21 16 line items.
Scope gaps we see on Hialeah bids
- Dewatering and underdrain scope left out of sitework, then added as a change order once the excavation hits the water table.
- Pile cap and grade beam concrete not separated from slab-on-grade concrete, so quantities are double-counted or missed.
- Post-tensioning strand, anchors, and stressing not included in the concrete package, leaving a gap between concrete and structural steel.
- Balcony waterproofing and flashing omitted from the roofing scope, even though they are required for the wind-driven rain exposure.
- Roof drain and overflow scupper counts not reconciled with plumbing, causing coordination issues at the deck.
- Drywall waste factor set at 5% for complex unit layouts, which understates board and finishing labor.
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 Hialeah project
- Read the full setArchitectural, structural, civil and MEP drawings, the geotechnical report and every addendum.
- Check Hialeah 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 HialeahMaterial 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: Hialeah multifamily building
| Section | Line item | Qty | Unit |
|---|---|---|---|
| 03 30 00 | Cast-in-place concrete, elevated slab | 1,250 | CY |
| 03 10 00 | Concrete formwork, elevated slab | 18,500 | SF |
| 03 20 00 | Reinforcing steel, slab and walls | 185 | TON |
| 04 20 00 | CMU wall, 8 in., grouted | 6,400 | SF |
| 05 40 00 | Cold-formed metal framing, walls | 22,000 | SF |
| 09 21 16 | Gypsum board, 5/8 in., walls | 48,000 | SF |
| 07 50 00 | Roof membrane, TPO, 60 mil | 14,200 | SF |
| 31 23 16 | Excavation and dewatering, building pad | 3,800 | CY |
Worked example: elevated slab concrete for a Hialeah multifamily building
This example shows how we take off an elevated slab for a typical Hialeah multifamily project. The dimensions are illustrative and not from a specific job.
Assume a rectangular slab 120 ft long by 80 ft wide, 8 in. thick, with a 2 ft by 2 ft drop panel at each of four columns, 6 in. deep. We will calculate concrete volume, add a typical waste factor of 5%, and convert to cubic yards.
| Step | Calculation | Quantity | Unit |
|---|---|---|---|
| Slab area | 120 ft × 80 ft | 9,600 | SF |
| Slab volume | 9,600 SF × (8 in. / 12) | 6,400 | CF |
| Drop panels | 4 × (2 ft × 2 ft × 6 in./12) | 8 | CF |
| Total volume | 6,400 + 8 | 6,408 | CF |
| Waste factor | 6,408 × 1.05 | 6,728 | CF |
| Convert to CY | 6,728 ÷ 27 | 249.2 | CY |
The takeoff yields about 249 cubic yards of concrete for the slab. We would also quantify formwork by square feet of contact area, reinforcing steel by weight, and post-tensioning strand by linear feet. In Hialeah, the mix design must account for sulfate exposure and the local limestone geology; confirm requirements with the building department. For a full concrete takeoff, see our concrete estimating services.
FAQ
Hialeah construction estimating questions
What kind of projects are driving Hialeah's permit activity?
According to the U.S. Census Bureau's Building Permits Survey for 2025, Hialeah issued permits for 1,053 new privately-owned residential units, all of them multifamily. That is up from 305 units in 2024, a 245% increase. The average permitted value per unit was $143,700, which points to mid-rise and garden-style apartment projects rather than high-rise condos. For estimating, this means your takeoffs should focus on repetitive unit layouts, shared MEP risers, and parking structures.
How does Hialeah's soil affect foundation takeoffs?
Hialeah sits on Miami Limestone, which can be porous and uneven, and the water table is often shallow. Foundation designs commonly use auger-cast piles or CFA piles to reach competent bearing strata, with pile caps and grade beams. In a takeoff, you will quantify piles by diameter and depth, concrete by cubic yards, and rebar by tons. Dewatering is usually a separate line item. Confirm geotechnical recommendations and code requirements with the local building department before finalizing quantities.
What CSI divisions are most important for a Hialeah multifamily estimate?
For Hialeah multifamily projects, the heaviest divisions are typically 03 (concrete), 04 (masonry), 05 (metals), 07 (thermal and moisture protection), 09 (finishes), and 22/23 (plumbing and HVAC). Because the market is 100% multifamily, you also need detailed takeoffs for elevators (14), fire protection (21), and electrical (26). We organize every estimate by CSI MasterFormat division so you can map quantities directly to your bid form. See our multi-family estimating services for a typical division breakdown.
How do you handle wind and flood requirements in the takeoff?
Hialeah is in a high-wind region, and flood zones affect many parcels. In a takeoff, wind requirements show up as additional straps, clips, and continuous load path hardware, plus impact-rated glazing and doors. Flood requirements may drive elevated finished floor, breakaway walls, and flood vents. We include these items when the plans show them, but the specific code edition and flood zone must be confirmed with the local building department. For roofing, wind uplift can change fastener spacing and membrane attachment.
Where does your Hialeah permit data come from?
The permit figures on this page come from the U.S. Census Bureau's Building Permits Survey for 2025. That survey counts permits issued by the city itself for new privately-owned residential units only. It does not include commercial, industrial, or renovation permits. The 2025 data show 1,053 total residential units, all multifamily, with a total permitted value of $151 million. We use this data to understand local demand drivers, not as a substitute for your project-specific plans.
What is your turnaround time for a Hialeah estimate?
Most Hialeah estimates are delivered within 24–48 hours. Rush service is available if your bid deadline is tighter. We deliver Excel and PDF files organized by CSI MasterFormat division, along with marked-up plan sets. For multifamily projects with repetitive units, we can often turn around a full takeoff faster because we can set up typical unit templates and apply them across floors. Send your plans through our get an estimate page to confirm scheduling.
Do you cover nearby cities in South Florida?
Yes. We cover Hialeah and the surrounding region, including Miami, Miami Beach, Doral, and Hialeah Gardens. We also serve other Florida markets such as Tampa, Orlando, St. Petersburg, Port St. Lucie, Cape Coral, and Tallahassee. If your project is in South Florida, we can apply the same ZIP-code-adjusted pricing and local labor rates. See our Florida construction estimating services page for a full list of covered areas.
What software do you use for takeoffs?
We use Bluebeam Revu for plan review and markup, PlanSwift for digital takeoff, and RSMeans data for unit costs. For Hialeah projects, we adjust material and labor pricing by ZIP code to reflect the local market. That matters because South Florida labor rates and material logistics differ from other parts of the state. The final estimate is exported to Excel with quantities and unit costs, and a PDF summary is provided for review.
How do you account for waste factors in Hialeah estimates?
Waste factors vary by trade. For concrete, we typically add 5% to account for spillage and over-excavation. For drywall, 10–15% is common, depending on layout complexity. For roofing membrane, 10% covers cuts and laps. For rebar, we add 3–5% for laps and cutting. These are typical ranges; your specific project conditions may justify different factors. We state the waste factor used in each line item so you can adjust it if your supplier or subcontractor uses a different standard.
Can you estimate a project from preliminary drawings?
Yes. We can work from schematic design, design development, or permit sets. Preliminary drawings often lack details like rebar schedules or MEP riser diagrams, so we will note assumptions and exclusions in the estimate. For Hialeah multifamily projects, we can use typical unit plans to build a parametric estimate, then refine as drawings develop. This is useful for budgeting before you commit to a full takeoff. Contact us to discuss what you have available.
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Send your Hialeah project plans for a quote
Send your plans and specifications through our [get an estimate](/get-estimate/) page, and we will return a CSI-organized takeoff within 24–48 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.