Residential takeoffs
Single-family additions, remodels, and new homes priced by division with waste factors and Broward County labor rates.
SF · EA · LFPembroke Pines, FL
Construction estimating services in Pembroke Pines, FL
We prepare quantity takeoffs and cost estimates for Pembroke Pines builders working in Broward County — residential, commercial, and sitework scopes priced from your plan set and returned in Excel and PDF within 24–48 hours.
24–48 hours for most projectsTypical turnaround
Every CSI divisionSitework through MEP
Pembroke Pines ZIP pricingLocal material and labor
Price confirmed firstBefore any work starts
Census BPS · Pembroke Pines · 2025Real permit data
Pembroke Pines new housing permits2025
New housing units31Change vs. 2024—Permitted construction value$3MAverage value per unit$105,900Rank among covered Florida cities#21
Single-family: 31 (100%)Multifamily: 0 (0%)
U.S. Census Bureau, Building Permits Survey, 2025. Residential only.
What makes construction estimating in Pembroke Pines different?
Broward County pricing, high water table and dewatering, wind-borne debris and impact glazing, flat low-slope roofing, and small infill lot logistics. Residential permitting is handled by the city itself, and only 31 new privately-owned residential units were permitted in 2025, so most local bid work is renovation, commercial fit-out, and sitework.
- Pembroke Pines permitted 31 new housing units in 2025, #21 among the Florida cities we cover.
- About 0% were in multifamily buildings; 100% were single-family.
Pembroke Pines sits in southwest Broward County, between Miramar to the south and Hollywood to the east, with Pembroke Road, Pines Boulevard and I-75 carrying most of the trade traffic. The city's permit volume is small — 31 new privately-owned residential units in 2025, all single-family, with zero multifamily — so the estimating work here leans on remodels, commercial interiors, and site packages rather than tract home takeoffs. If you are bidding a Broward County job, our Florida construction estimating team prices it from the plans you send.
We build takeoffs in Bluebeam Revu and PlanSwift, price with RSMeans data adjusted to the project ZIP code, and deliver Excel and PDF files organized by CSI MasterFormat division with marked-up plan sets. That format lets a Pembroke Pines general contractor drop our quantities straight into a bid form or compare them line by line against a subcontractor quote. For trades that dominate local scopes, see our concrete estimating services and MEP estimating services pages.
- Coverage
- Pembroke Pines and nearby Florida communities
- Deliverable
- Excel estimate + marked-up PDF plans
- Pricing basis
- Pembroke Pines 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 fast enough to hit a bid date. We return most takeoffs in 24–48 hours, division by division, with waste factors and unit costs you can defend in a pre-bid meeting.
02
For builders. You are buying out a Broward County job and need scope gaps closed. We mark up the plan set, list exclusions, and price alternates so your subcontractor comparisons line up.
03
For owners. You want a budget before design is finished. We estimate from schematic plans, note assumptions, and separate hard costs from allowances so you can plan financing.
Pembroke Pines by the numbers
Pembroke Pines's residential construction pipeline
Select a bar to compare Pembroke Pines with the largest Florida markets we cover.
31New housing units, 2025
0.1%Of all units in the Florida cities we cover
$3MPermitted residential value
0%In multifamily buildings
New housing units permitted in 2025. Source: U.S. Census Bureau, Building Permits Survey.
This city
Pembroke Pines
31 new housing units in 2025.
31 single-family · 0 multifamily (0%).
What the 2025 permit numbers tell a bidder
The city issued 31 new privately-owned residential permits in 2025, all single-family, at an average value of $105,900 per unit and $3M total. Multifamily was zero. That is a thin new-construction pipeline, which means fewer tract-home takeoffs and more renovation, addition, and commercial fit-out work. For a bidder, the practical effect is that your competition on any Pembroke Pines residential job is local remodelers and small GCs, not national production builders, so unit-price accuracy on framing, drywall, and finishes matters more than volume discounts. It also means sitework and utility packages are usually small and priced per lot. Compare the broader state picture on our Florida construction estimating page, and check Miramar construction estimating if you bid across the county line.
Where the work actually is
With only 31 residential units permitted and a 0.1% share of the covered state total, Pembroke Pines is not a volume market. The steady work is commercial tenant improvement along Pines Boulevard and Flamingo Road, schools and institutional projects, roofing replacements on aging low-slope assemblies, and residential remodel permits. Broward County's high water table drives dewatering, auger-cast piling, and elevated slab costs on anything with a crawlspace or basement design. Wind-borne debris requirements push impact glass and heavier roof attachments into every estimate. Nearby markets with deeper pipelines — Hollywood, Fort Lauderdale, and Cape Coral — are worth tracking if you want to keep crews busy between local jobs.
Services
Construction estimating services in Pembroke Pines
We price the scopes that show up on Pembroke Pines and Broward County plan sets, from foundation through MEP and finishes.
Commercial interiors
Tenant fit-outs along Pines Boulevard and Flamingo Road: partitions, ceilings, storefront, HVAC distribution, and lighting.
SF · LF · EAConcrete and foundations
Elevated slabs, footings, and auger-cast piling quantities for high-water-table sites, including formwork and reinforcement.
CY · SF · TONFraming
CMU and wood or light-gauge framing takeoffs with stud counts, plate lengths, headers, and sheathing by wall type.
LF · SF · EARoofing
Flat low-slope membrane and steep-slope shingle replacement quantities, including insulation, flashing, and edge metal.
SQ · LF · EAMEP
Plumbing, HVAC, and electrical takeoffs with fixture counts, ductwork by size, and panel and device schedules.
LF · EA · TONSitework
Clearing, excavation, dewatering, base, and utility runs for small infill lots and parking areas across southwest Broward.
CY · LF · TONBid support
Scope-gap review, alternates, and unit-price backup so your Pembroke Pines bid holds up under owner scrutiny.
LS · EA · SFWho we provide estimates for
Who we estimate for in Pembroke Pines
General contractors
You bid Broward County jobs from Pembroke Road to Pines Boulevard and need division-by-division quantities that hold up against three competing subcontractor quotes.
Subcontractors
You are pricing concrete, framing or roofing on a southwest Broward job and need a second takeoff to confirm your own quantities before you sign a lump-sum scope.
Developers
You are evaluating a small infill or commercial pad site in Pembroke Pines and need a hard-cost budget before you commit to a land position.
Architects
You need a cost check during schematic design so your Pembroke Pines client sees the budget impact of a structural or envelope change before construction documents are finished.
Owners and facility managers
You are renovating a commercial building near I-75 or Pines Boulevard and need scopes separated into hard costs and allowances for financing.
Property managers
You maintain residential and commercial assets across southwest Broward and need repeatable unit-cost takeoffs for roofing, concrete and MEP repair scopes.
Where we provide estimates
Pembroke Pines areas and nearby communities we cover
We price work from plans for any address in Broward County, including the Pembroke Pines neighborhoods and adjacent cities below. Send the plan set and we will confirm the ZIP code used for material and labor pricing.
Central Pembroke Pines
- Pembroke Lakes
- Pines Boulevard corridor
- Pembroke Road corridor
- Hollywood Boulevard corridor
- University Drive corridor
West and south Pembroke Pines
- Chapel Trail
- Silver Lakes
- Pembroke Falls
- I-75 corridor
- Miramar
East Pembroke Pines and adjacent cities
- Hollywood
- Fort Lauderdale
- Davie
- Cooper City
- Southwest Ranches
Other Florida cities we cover
Property types
Types of Pembroke Pines properties we estimate
With 31 new privately-owned residential units permitted in 2025 — all single-family, no multifamily — the local pipeline is dominated by custom homes, additions, commercial interiors and site packages rather than tract housing.
Custom single-family homes
Detached homes on infill lots and tear-down rebuilds across Pembroke Lakes, Chapel Trail and Silver Lakes. We take off foundation, framing, roof, MEP rough-in and finishes from architectural and structural sets.
Watch for: Wind-borne debris opening schedules and impact glazing counts.
Residential additions and remodels
Room additions, kitchen and bath gut renovations, and screen enclosure replacements. Existing-condition unknowns drive the allowance structure, so we separate demolition, structural tie-in and finish scopes.
Watch for: Demolition quantities and tie-in to existing structure.
Commercial interiors and tenant build-outs
Retail, medical and office fit-outs along Pines Boulevard and University Drive. We price partitions, ceilings, storefront, HVAC distribution and electrical from permit drawings.
Watch for: Demising wall ratings and ADA restroom counts.
Concrete and site packages
Driveways, sidewalks, slabs, footings and paving for southwest Broward sites. We quantify formwork, reinforcement, concrete volume and base course by area and thickness.
Watch for: Base thickness and reinforcement lap quantities.
Roofing replacements
Tile, shingle and flat membrane replacements on homes and low-rise commercial buildings. We measure roof area, slope changes, valleys and penetration counts for material and labor.
Watch for: Tear-off layers and secondary water barrier area.
Multi-family and mixed-use buildings
Low-rise apartment and mixed-use projects near the city's commercial corridors. Even with no multifamily permits in 2025, we estimate these from plans for developers working across Broward County.
Watch for: Typical-unit repetition and common-area allocations.
Local factors
What changes a construction estimate in Pembroke Pines
Pembroke Pines sits on flat, low-lying ground with a high water table and a coastal wind code, so foundation, drainage and envelope decisions move the number more than they would inland.
Florida Building Code and Broward permitting
Broward County enforces the Florida Building Code, including the High-Velocity Hurricane Zone provisions that apply to much of South Florida. That drives impact-rated openings, roof-to-wall connections and product approval documentation into your takeoff. Permit review times and inspection sequencing vary by project type, so confirm the adopted code edition and local amendments with the Pembroke Pines building department before you lock your bid.
Florida Building Code · High-Velocity Hurricane Zone · Pembroke Pines Building DepartmentSoils, water table and foundations
Much of Pembroke Pines is underlain by sandy soils and a shallow water table, so engineered fill, dewatering and slab preparation are real line items. Foundation scope may include thickened slabs, spread footings or auger-cast piles depending on the geotechnical report. We price excavation, backfill, vapor barrier and reinforcement separately so a foundation change does not disappear inside a lump sum.
Geotechnical report · Vapor barrier · Auger-cast pilesWind, rain and flood exposure
The Atlantic hurricane season and intense summer rainfall drive roofing tie-downs, secondary water barriers, drainage and flood elevation requirements. Broward County flood maps affect slab elevation and fill volume on low sites. We quantify roof area, flashing, drainage structures and impact glazing from the drawings, and flag any scope that depends on a flood elevation certificate.
FEMA flood maps · Secondary water barrier · Impact glazingLabor market and crew availability
South Florida labor rates reflect a large but competitive trades market, with concrete, framing and roofing crews in high demand across Broward County. Union and open-shop pricing differ, and overtime or night work on occupied buildings adds premium. We apply ZIP-code-adjusted labor from RSMeans data and note where a trade shortage is likely to affect your bid.
RSMeans data · Broward County trades · Overtime premiumSitework, drainage and land use
Flat terrain means stormwater must be managed with swales, exfiltration systems or retention areas, and those scopes carry real cost. Parking, sidewalk and ADA upgrades may be triggered by a change of use or an addition. We take off clearing, grading, base, paving, drainage structures and utility runs separately so sitework is not buried in the building budget.
Exfiltration system · Retention area · ADA upgradesMaterials, logistics and sales tax
Concrete, masonry and roofing materials are supplied from plants and yards across Broward and Miami-Dade counties, so delivery distance and fuel surcharges affect unit prices. Florida sales tax treatment differs between residential and commercial contracts, and some jurisdictions have local surtaxes. We price materials at ZIP-code-adjusted rates and show tax as a separate line so your bid stays transparent.
Ready-mix concrete · Florida sales tax · Local surtaxPembroke Pines estimating guide
How Pembroke Pines conditions show up in a takeoff, trade by trade
Pembroke Pines is built out along Pines Boulevard and the I-75 corridor, so most of what we price here is infill, replacement and interior work rather than raw subdivision platting. Each trade carries a Broward County wrinkle that changes the quantity, not just the unit price.
Sitework and drainage
Broward's flat terrain and high seasonal water table mean grading quantities are small but drainage quantities are not. A takeoff here typically runs clearing and grubbing by acre, then separate lines for exfiltration trench, French drain, catch basin, and swale regrading because the city and county both want positive overflow shown. Lime rock or stabilized subgrade is measured by square yard under pavement and building pads. Because the water table sits close to grade in the western areas near I-75, dewatering is a line item, not an afterthought. Send us the civil sheets with the grading plan and we will carry cut and fill separately from structural fill. See our sitework estimating services for the full line-item list.
Framing and structural
Wind governs here. The takeoff should carry roof-to-wall connectors, uplift straps, and continuous load path hardware as counted pieces, not a lump sum, because the schedule changes with exposure category and mean roof height. Block walls are measured by square foot of wall face with bond beam and grout separately, and CMU counts by size and percent solid. Trusses come as a supplier quote but the takeoff still needs bearing, bracing, and sheathing area so you can check the quote. Interior partitions in commercial fit-outs are metal stud by linear foot with gauge called out. Our framing estimating services break this out by floor and by wall type.
MEP and interior finishes
MEP takeoffs here are driven by fixture counts and run lengths. We count plumbing fixtures from the plans, then measure branch piping by linear foot and by diameter, with separate lines for sanitary, vent, and domestic water. HVAC is measured by tonnage, then by linear foot of duct by size and by register count. Electrical is device count, fixture count, and feeder length by conduit size. On the finish side, drywall is square foot of wall and ceiling with separate levels of finish, and tile and flooring are measured net plus a waste percentage. Our MEP estimating services and commercial estimating services pages show the full division breakdown.
Foundations and concrete
Most Pembroke Pines residential work is slab-on-grade with a thickened edge, and the takeoff has to separate the monolithic slab from the turned-down beam and the stem wall. We measure slab area in square feet, thickened edges and beams by linear foot, and rebar by ton plus a waste factor. Post-tension cable, vapor barrier, and termite pretreatment each get their own line because they are separate subcontracts. For commercial pads and tilt panels, formwork is measured by contact area, not by cubic yard, which is where a lot of hand takeoffs go wrong. Our foundation estimating services and concrete estimating services cover both residential and commercial assemblies.
Roofing and waterproofing
Roofing quantities hinge on slope and attachment. On low-slope commercial roofs we measure field membrane by square, then separate tapered insulation by thickness and board foot, cover board, and fastener count by the manufacturer's pattern. On steep-slope residential, underlayment is measured by square with the secondary water barrier called out, and hip and ridge by linear foot. Flashing, drip edge, and valley metal are linear-foot items that get missed constantly. In Pembroke Pines, the wind rating drives the fastening schedule and the number of fasteners per square, so the same square footage can carry two very different material counts. See roofing estimating services for the format we use.
Scope gaps we see on Pembroke Pines bids
- Exfiltration trench and positive overflow shown on the civil plan but never carried into the sitework bid, then added as a change order.
- Vapor barrier, termite pretreatment, and capillary break omitted from the slab line because they are separate subcontracts.
- Continuous load path hardware counted as a lump sum instead of by piece, so uplift strap quantities never get verified against the truss layout.
- Roofing fastener count priced off a generic detail rather than the wind-rated attachment schedule, understating labor and material.
- Drywall waste and level-of-finish differences between garage, living space, and commercial corridor left as one blended square-foot rate.
- Permit and inspection fees, threshold inspections, and Broward County impact or concurrency items left out of the general conditions.
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 Pembroke Pines project
- Read the full setArchitectural, structural, civil and MEP drawings, the geotechnical report and every addendum.
- Check Pembroke Pines 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 Pembroke PinesMaterial 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: Pembroke Pines single-family replacement dwelling, slab-on-grade
| Section | Line item | Qty | Unit |
|---|---|---|---|
| 03 30 00 | Slab on grade, 4 in. reinforced | 2,150 | SF |
| 03 30 00 | Thickened edge, 12x24 in. | 196 | LF |
| 03 20 00 | Rebar, #4, slab and edge | 3.1 | TON |
| 03 15 00 | Vapor barrier, 10 mil | 2,400 | SF |
| 04 20 00 | CMU wall, 8 in. exterior | 1,840 | SF |
| 06 10 00 | Wood trusses, roof framing | 2,300 | SF |
| 06 10 00 | Uplift straps and connectors | 148 | EA |
| 07 30 00 | Roof underlayment and tile | 31 | SQ |
Worked example: slab and thickened edge for a Pembroke Pines single-family dwelling
This walk-through uses illustrative dimensions, not a specific address. Say the footprint is 50 ft by 43 ft, a 2,150 SF rectangle, and the thickened edge runs the full perimeter.
Step 1 — Slab area. 50 × 43 = 2,150 SF. Measure the slab to the outside of the thickened edge, which is how most Pembroke Pines plans dimension it, then check against the architectural floor plan for any garage or lanai step-down.
Step 2 — Perimeter. 2 × (50 + 43) = 186 LF. Add 10 LF for the garage door jamb return and the lanai corner, giving 196 LF. That extra 10 LF is exactly the kind of thing a scaled measurement off a PDF misses.
Step 3 — Concrete volume. Slab: 2,150 SF × 4 in. ÷ 12 = 716.7 CF. Thickened edge: 196 LF × 1.0 ft × 2.0 ft = 392.0 CF. Total 1,108.7 CF ÷ 27 = 41.1 CY.
Step 4 — Waste. Concrete is ordered with a typical 5% overage on formed work. 41.1 × 1.05 = 43.2 CY, so you order 44 CY with pump and washout accounted for.
Step 5 — Rebar. Assume #4 at 16 in. on center each way. Bars across: 43 ft ÷ 1.333 = 32.3, round to 33 bars at 50 ft. Bars along: 50 ÷ 1.333 = 37.5, round to 38 bars at 43 ft. Total length = (33 × 50) + (38 × 43) = 1,650 + 1,634 = 3,284 LF. #4 weighs 0.668 lb/ft, so 3,284 × 0.668 = 2,194 lb, plus 15% for laps and edge steel = 2,523 lb = 1.26 tons. Add the thickened edge cage separately.
| Step | Calculation | Result | Unit |
|---|---|---|---|
| Slab area | 50 × 43 | 2,150 | SF |
| Perimeter | 2 × (50 + 43) + 10 | 196 | LF |
| Slab volume | 2,150 × 4 ÷ 12 | 716.7 | CF |
| Edge volume | 196 × 1.0 × 2.0 | 392.0 | CF |
| Concrete total | (716.7 + 392.0) ÷ 27 | 41.1 | CY |
| With 5% waste | 41.1 × 1.05 | 43.2 | CY |
| Rebar, no waste | (33 × 50) + (38 × 43) × 0.668 | 2,194 | LB |
| Rebar with 15% | 2,194 × 1.15 | 2,523 | LB |
The point of doing it this way is that every number traces back to a dimension on the drawing. When the slab thickness or the edge depth changes during permit review, you change one cell and the concrete order changes with it. If you want this run against your own set, send the plans through our get an estimate page and we will return it organized by division.
FAQ
Pembroke Pines construction estimating questions
What does Pembroke Pines residential permitting look like for an estimator?
The city issues its own building permits, and Broward County reviews certain drainage and environmental items. Plan review comments typically come back on structural, energy, and product approval items, so your takeoff should carry the code edition and the product approval numbers for windows, doors, and roof coverings. Confirm the currently adopted Florida Building Code edition and any local amendments with the Pembroke Pines building department before you lock the scope, because amendments to wind-borne debris and roofing attachment change material counts.
How much does a Pembroke Pines estimate cost?
We do not publish a flat price because scope drives it. A single-family takeoff on a 2,000 to 3,000 SF plan is a different job from a multi-building commercial package with MEP and sitework. Send the plan set and the divisions you need and we will quote it. Turnaround is 24 to 48 hours for most projects, with rush available if you are pricing a bid the same week.
Where does the permit data on this page come from?
From the U.S. Census Bureau Building Permits Survey for 2025. The figures count new privately-owned residential units permitted by the city itself, not commercial permits and not unincorporated county work. For 2025 that was 31 units, all single family, with a permitted value of $3M and an average of $105,900 per unit. In 2024 the city recorded 0 units in this series, so a year-over-year percentage change is not meaningful.
Do you price Broward County work with local labor and material rates?
Yes. We use RSMeans data adjusted by ZIP code, so material and labor rates reflect the Pembroke Pines and greater Fort Lauderdale market rather than a national average. That matters for concrete, masonry, and roofing, where South Florida labor rates and crew availability differ from the rest of the state. We also carry prevailing wage adjustments when a project is publicly funded.
What format do you deliver the estimate in?
Excel and PDF, organized by CSI MasterFormat division, with a marked-up plan set showing what we measured. The Excel file keeps formulas live so you can adjust quantities, waste factors, or unit prices yourself. The marked-up set is what most contractors use to defend a number to a general contractor or an owner during a bid review.
Can you handle a Pembroke Pines commercial fit-out instead of new construction?
Yes, and that is a large share of the work in this city. Fit-outs along Pines Boulevard and the commercial corridors are mostly demolition, metal stud partitions, drywall, ceilings, MEP rough-in, and storefront glazing. The takeoff has to separate demolition from new work and carry the existing conditions shown on the survey. Our commercial estimating services page covers the divisions we usually include.
How do you treat wind and flood requirements in a takeoff?
Wind drives fastening schedules, connector counts, and glazing product approvals, so those appear as counted items rather than allowances. Flood exposure affects elevation of the lowest floor, foundation type, and enclosure details, which change concrete and masonry quantities. Confirm the flood zone and the adopted code edition with the city and, where applicable, the county before finalizing. We price what the drawings show and flag where the drawings are silent.
Do you cover projects in Miramar, Hollywood, and Fort Lauderdale too?
Yes. Pembroke Pines sits between those cities, and contractors working here usually bid across the same corridor. We also cover Cape Coral, Tallahassee, and Gainesville. If your project is in one of those markets, the takeoff logic is the same but the labor rates and permitting path differ, so tell us the jurisdiction when you send the plans.
What do you need from me to start a takeoff?
A complete plan set, including architectural, structural, civil, and MEP sheets, plus any specifications and addenda. If you only have a partial set, tell us which divisions you want priced and we will note the exclusions. A site plan with the survey helps for sitework and foundations. Send the files through our get an estimate page and we will confirm scope and turnaround before starting.
Can you price a multi-family or apartment project in this market?
Yes. Multi-family work in Broward tends to be podium or wrap construction with post-tension decks, so the takeoff separates structure, envelope, and interior finish by building and by floor. Unit mix drives fixture and finish counts, and the common areas carry their own assemblies. Our multi-family estimating services page shows how we break that out so you can compare cost per unit across a podium and a surface-parked scheme.
Other Florida cities we cover
Popular services in Pembroke Pines
Send your Pembroke Pines project plans for a quote
Send the plan set and the divisions you need, and we will return a division-organized estimate 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.