Multifamily takeoffs
Unit-by-unit quantities for repeated apartment and condo plans, including corridor, stair and common-area scopes.
EA · SF · LFBend, OR
Construction estimating services in Bend, OR
We prepare quantity takeoffs and bid estimates for contractors and developers building in Bend, from Deschutes County subdivisions to multifamily and commercial work. Pricing is ZIP-code adjusted, and most estimates return in 24–48 hours.
24–48 hours for most projectsTypical turnaround
Every CSI divisionSitework through MEP
Bend ZIP pricingLocal material and labor
Price confirmed firstBefore any work starts
Census BPS · Bend · 2025Real permit data
Bend new housing permits2025
New housing units1,756Change vs. 2024+172%Permitted construction value$424MAverage value per unit$241,500Rank among covered Oregon cities#1
Single-family: 646 (37%)Multifamily: 1,110 (63%)
U.S. Census Bureau, Building Permits Survey, 2025. Residential only.
What makes construction estimating in Bend, OR different?
Bend pricing turns on four things: volcanic soil and rock excavation, cold-weather concrete and winter protection, high-desert snow loads and roof framing, and a small local subcontractor pool. Multifamily permitting dominates, so unit-count repetition and per-unit pricing drive most bids. Confirm the adopted code edition with the city building department.
- Bend permitted 1,756 new housing units in 2025, #1 among the Oregon cities we cover.
- About 63% were in multifamily buildings; 37% were single-family.
- Permit volume was up 172% compared with 2024.
Bend issued 1,756 new privately-owned residential units in 2025, up 172% from 645 in 2024, with 1,110 of those units multifamily and a permitted value of $424M. That is the highest unit count among the 25 Oregon cities we cover and 18.6% of the state total of 9,431 units. When more than six of every ten units permitted are apartments and condos, the estimate that wins the job is built around repeated unit types, not one-off custom pricing.
We take off your plan set in Bluebeam Revu and PlanSwift, price material and labor with RSMeans data adjusted to the Bend ZIP code, and deliver Excel and PDF files organized by CSI MasterFormat division with marked-up drawings. Most projects return in 24–48 hours, with rush turnaround available. If you are pricing work across the state, start with our Oregon construction estimating page, and see how the numbers shift in Hillsboro and Beaverton.
- Coverage
- Bend and nearby Oregon communities
- Deliverable
- Excel estimate + marked-up PDF plans
- Pricing basis
- Bend 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 return line items by CSI division with waste factors, unit costs and marked-up plans so you can see exactly what was counted.
02
For builders. You need a budget that survives the buyout. We price Bend ZIP-adjusted material and labor, flag scope gaps between trades, and keep multifamily unit types separated so change orders stay traceable.
03
For owners. You need a cost basis before design is frozen. We provide order-of-magnitude through construction-document estimates so you can compare schemes and hold the budget through permitting.
Bend by the numbers
Bend's residential construction pipeline
Select a bar to compare Bend with the largest Oregon markets we cover.
1,756New housing units, 2025
18.6%Of all units in the Oregon cities we cover
$424MPermitted residential value
63%In multifamily buildings
New housing units permitted in 2025. Source: U.S. Census Bureau, Building Permits Survey.
This city
Bend
1,756 new housing units in 2025 (+172.2% vs 2024).
646 single-family · 1,110 multifamily (63%).
Multifamily drives the Bend pipeline
Of the 1,756 residential units permitted in Bend in 2025, 1,110 were multifamily — 63% of the total — and 646 were single family. Average permitted value per unit was $241,500, and the year-over-year jump from 645 units to 1,756 is a 172% increase. For an estimator, that mix means repetition: the same floor plan, plumbing stack and kitchen layout repeated across dozens of units. Price one unit completely, then multiply and adjust for ground-floor, corner and top-floor variations. Builders who bid these jobs on a per-square-foot basis without separating unit types usually miss the cost of repeated MEP rough-in, corridor and stair framing, and elevator or trash-room scopes. Multifamily work in Bend also pulls in multi-family estimating services for unit-mix pricing and MEP estimating services for the mechanical, electrical and plumbing packages that carry the most risk in a repeated-unit building.
Single-family and commercial scopes in Deschutes County
The 646 single-family units permitted alongside the multifamily volume keep a steady stream of custom and production home bids moving through Deschutes County. Those jobs carry the local cost drivers: rock excavation and volcanic soil in foundation digs, deeper frost protection and cold-weather concrete measures, and roof framing sized for high-desert snow loads. Commercial and light industrial work follows the same labor market, so trade availability affects both. Compare pricing patterns with nearby markets such as Medford, Springfield and Corvallis, and start from our Oregon construction estimating overview when you bid outside Bend. Statewide demand is also shaped by Portland-area semiconductor investment and Willamette Valley suburban growth, which compete for the same crews.
Services
Construction estimating services in Bend
These are the scopes we take off most often for Bend and Deschutes County projects, priced by CSI MasterFormat division.
Foundation estimating
Footings, stem walls, slab-on-grade and rock excavation quantities for volcanic soil and deeper frost depths.
CY · SF · LFConcrete estimating
Formwork, reinforcement and placed concrete priced with cold-weather protection and winter curing measures.
CY · TON · SFFraming estimating
Floor, wall and roof framing counts sized for high-desert snow loads, with sheathing and hardware line items.
LF · EA · BFRoofing estimating
Roof area, underlayment, flashing and snow-guard quantities for pitched and low-slope Bend roofs.
SQ · LF · EASitework estimating
Clearing, grading, rock excavation, utility trenching and erosion control for sloped Deschutes County lots.
CY · LF · TONMEP estimating
Mechanical, electrical and plumbing rough-in and fixture counts, separated by unit type for multifamily bids.
EA · LF · TONCommercial estimating
Division-level takeoffs for retail, office and light industrial shells and tenant improvements in Bend.
SF · EA · LFWho we provide estimates for
Who we estimate for in Bend
General contractors bidding multifamily
With 1,110 multifamily units permitted in 2025, you are pricing repeated unit types. We separate each type, carry waste factors by trade, and flag scope gaps before you submit the bid.
Residential builders and custom home contractors
646 single-family units permitted in 2025 means steady infill and custom work. We take off framing, foundation and finishes by division so your budget survives buyout and change orders.
Subcontractors (concrete, framing, roofing, MEP)
You need quantities you can defend in a scope review. We return line items with units, waste factors and marked-up plans tied to your division only.
Developers and owners
Before design is frozen, you need a cost basis to compare schemes. We provide order-of-magnitude through construction-document estimates priced to Bend ZIP codes.
Architects and design-build teams
We read your plan set in Bluebeam Revu and PlanSwift, mark up the drawings, and return Excel and PDF files by CSI MasterFormat division so your team can check quantities.
Property managers and facility owners
Repairs, tenant improvements and capital projects need defensible numbers. We price material and labor with RSMeans data adjusted to Bend, delivered in 24–48 hours.
Where we provide estimates
Bend areas and nearby communities we cover
We estimate projects across Bend and Deschutes County, from downtown infill to new subdivisions on the city's edges. We also cover nearby central Oregon communities and the Willamette Valley cities our clients build in.
Property types
Types of Bend properties we estimate
Bend's 2025 permit mix was 63% multifamily and 37% single-family, so we estimate both repeated unit types and one-off custom homes. The list below covers the property types we see most often in Deschutes County.
Multifamily apartments
Three- and four-story wood-frame apartments with tuck-under or podium parking are common in Bend. We take off each unit type separately, count fixtures and doors by type, and carry waste factors for siding and roofing.
Watch for: Unit-type repetition, balcony waterproofing, fire-rated assemblies
Single-family homes
Custom and production homes on infill lots and in new subdivisions. We estimate foundation, framing, roofing, windows and finishes by division, with quantities matched to the plan set you send.
Watch for: Wall heights, roof complexity, window schedules
Townhomes and rowhouses
Party-wall construction with repeated plans. We separate shared walls, fire separations and exterior skin so each building type is priced correctly and scope gaps between trades are visible.
Watch for: Party-wall fire ratings, shared utility runs, exterior skin takeoff
Mixed-use buildings
Ground-floor retail with residential above is common near downtown and the Old Mill District. We split structural, MEP and finish scopes by floor and use group so your bid reflects the real cost.
Watch for: Floor-to-floor heights, separate MEP systems, tenant improvement allowances
Commercial and light industrial
Warehouse, shop and office buildings on Bend's east side. We estimate sitework, slab-on-grade, pre-engineered metal buildings and tenant improvements by CSI division.
Watch for: Slab thickness, PEMB anchorage, site utilities
Additions and remodels
Kitchen and bath remodels, additions and ADUs on existing Bend lots. We price selective demolition, framing, finishes and MEP tie-ins with quantities from the drawings you provide.
Watch for: Demolition, existing conditions, tie-in points
Local factors
What changes a construction estimate in Bend
Bend's high-desert climate, volcanic soils and fast permit volume all move the numbers. Below are the six factors we adjust for on every Deschutes County estimate.
Permitting and code review
Bend and Deschutes County review permits under the Oregon Structural Specialty Code, which adopts the IBC with state amendments. Plan review timelines and system development charges affect carrying costs, and snow-load and seismic design categories drive structural quantities. Confirm the adopted code edition and any local amendments with the city or county building department before you finalize your bid.
Oregon Structural Specialty Code · Deschutes County · city building departmentVolcanic soils and foundations
Much of Bend sits on volcanic ash, pumice and basalt, and expansive or collapsible soils can force over-excavation, engineered fill or deeper footings. Foundation scope often includes rock excavation, drainage board and radon-resistant detailing. We price foundation quantities from the geotechnical report when you have one, and flag allowances when you do not.
geotechnical report · engineered fill · radon-resistant detailingSnow load and freeze depth
Bend's ground snow load is high, which increases roof framing, truss and connection quantities. Frost depth drives footing depth and foundation wall height, and freeze protection affects plumbing and exterior concrete. These are not optional upgrades; they are code minimums that change the structural takeoff.
ground snow load · frost depth · roof framingLabor availability and wage rates
Bend is a smaller labor market than Portland, and crews for framing, drywall and MEP can be stretched when multifamily permits spike. We price labor with RSMeans data adjusted to the Bend ZIP code, and we separate trade packages so you can see where a subcontractor's number is thin.
RSMeans data · ZIP-code adjustment · trade packagesSitework, drainage and land use
Sloped lots, basalt outcrops and seasonal drainage drive sitework quantities. Bend's land use rules and Deschutes County overlays can limit impervious area, which changes paving, drywells and storm scope. We take off cut and fill, utility runs and erosion control from the civil sheets you provide.
cut and fill · drywells · erosion controlMaterials, logistics and taxes
Bend is roughly three hours from Portland suppliers, so freight and lead times on structural steel, trusses and specialty finishes carry a premium. Oregon has no state sales tax, but material pricing still reflects delivery distance. We price material with ZIP-adjusted costs and note long-lead items that can affect your schedule.
freight · lead times · ZIP-adjusted costsBend estimating guide
How Bend conditions show up in a takeoff, trade by trade
Bend's mix of high-desert climate, volcanic soils, and a multifamily-heavy permit pipeline changes what you measure and how you price it. These are the trades where local conditions move the numbers most.
Sitework and earthwork
Deschutes County ground often runs pumice, ash, and basalt rather than clean loam, so a takeoff that assumes easy trenching will miss rock excavation, over-excavation, and import. Measure stripping by area and depth, then separate unsuitable native material from structural fill. Rock removal is typically priced by volume with a separate line for haul-off, since disposal sites are limited. Winter grading windows tighten scheduling, and erosion control measures are often required by the local jurisdiction. For a defensible site package, our sitework estimating services break these into bid-ready line items rather than one lump sum.
Framing and shell
Snow load governs roof framing in Bend, so rafter and truss spacing, collar ties, and blocking are heavier than coastal Oregon jobs. Take off linear feet of walls by height, count openings, and convert to board feet with a waste factor; typical waste runs 5–10% on dimensional lumber and higher on engineered members cut to length. Sheathing, housewrap, and flashing are separate lines. Wind and snow exposure also drive hardware quantities. Our framing estimating services measure from the floor plans and elevations together, since a plan-only takeoff misses rake walls and gable infill.
Roofing and envelope
Roofing in Bend carries snow-load and ice-dam considerations, so underlayment, ice barrier at eaves, and ventilation are not optional line items. Measure roof area by slope and add for hips, valleys, and penetrations; steep-slope waste is typically higher than low-slope. Metal roofing is common on rural and mountain-adjacent projects, which changes fastener counts and trim. On the wall side, continuous insulation and air barriers show up more often as energy code editions tighten. Our roofing estimating services and residential estimating services both produce marked-up plan sets so you can see exactly where quantities came from.
Concrete and foundations
Foundations here deal with frost depth and expansive or collapsible volcanic soils, which usually means deeper footings and sometimes stem walls rather than a simple slab-on-grade assumption. A takeoff should separate footings, stem walls, slab, and any mat or pier system, each with its own formwork, reinforcement, and concrete volume. Rebar is measured by weight from placing drawings, not estimated per square foot. Add curing and cold-weather protection for late-fall pours. Our foundation estimating services and concrete estimating services both start from the structural sheets so the quantities reconcile to the plan set.
Mechanical, electrical, plumbing
Cold winters push HVAC toward higher-efficiency equipment and more insulation, and Bend's dry climate means humidification is sometimes specified. On the electrical side, count devices, fixtures, and panel schedules by circuit rather than by square foot. Plumbing takeoffs need fixture counts, developed lengths, and venting. On multifamily work these three trades are where subcontractor bids diverge most, so a clean MEP estimating services takeoff with fixture and device counts gives you a common basis for comparison. We organize the output by CSI division so your trade partners can price their own scope.
Scope gaps we see on Bend bids
- Rock excavation and unsuitable soil disposal left out because the geotech report was not read before pricing.
- Snow-load-driven framing upgrades missed when the takeoff is based on a generic span table instead of the stamped plans.
- Ice barrier and eave flashing omitted on steep-slope roofs, then added as a change order after the first winter.
- Multifamily MEP fixture and device counts not reconciled between trades, leaving gaps at the unit boundary.
- Winter concrete protection, heating, and curing costs not carried in schedules that run through December and January.
- Erosion control and temporary drainage measures treated as a permit fee instead of a measured sitework line item.
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 Bend project
- Read the full setArchitectural, structural, civil and MEP drawings, the geotechnical report and every addendum.
- Check Bend 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 BendMaterial 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: Bend multifamily wood-frame building
| Section | Line item | Qty | Unit |
|---|---|---|---|
| 03 30 00 | Footing concrete, 24" x 12" continuous | 48 | CY |
| 03 20 00 | Rebar, footing and stem wall | 9,400 | LB |
| 06 10 00 | Wall framing, 2x6 studs at 16" OC | 12,800 | LF |
| 06 10 00 | Roof trusses, 24" OC, snow load rated | 86 | EA |
| 07 25 00 | Weather-resistive barrier, walls | 14,200 | SF |
| 07 30 00 | Ice barrier at eaves and valleys | 1,850 | SF |
| 09 29 00 | Gypsum board, 5/8" type X, walls | 21,600 | SF |
| 23 00 00 | HVAC equipment, per unit | 24 | EA |
Worked example: footing concrete for a Bend multifamily building
This example uses illustrative dimensions for a continuous strip footing under a wood-frame multifamily building. The method is the same one we apply to your structural sheets.
Assume a perimeter of 320 linear feet and an interior bearing line of 180 linear feet, for 500 LF total. The footing is 24 inches wide and 12 inches deep.
Step 1 — Cross-section area. 24 in × 12 in = 288 sq in. Divide by 144 to convert to square feet: 288 ÷ 144 = 2.00 SF.
Step 2 — Volume. 500 LF × 2.00 SF = 1,000 CF. Divide by 27 to convert to cubic yards: 1,000 ÷ 27 = 37.04 CY.
Step 3 — Waste. Concrete is ordered in full yards, and over-excavation on volcanic soils is common. Apply a 5% waste factor: 37.04 × 1.05 = 38.89 CY, rounded to 39 CY.
Step 4 — Reinforcement. Assume 4 continuous #4 bars. #4 bar weighs 0.668 lb/LF. 500 LF × 4 bars × 0.668 = 1,336 LB. Add 10% for laps, dowels, and waste: 1,336 × 1.10 = 1,470 LB.
| Step | Calculation | Result |
|---|---|---|
| Footing length | 320 LF + 180 LF | 500 LF |
| Cross-section | 24 in × 12 in ÷ 144 | 2.00 SF |
| Volume | 500 × 2.00 ÷ 27 | 37.04 CY |
| With 5% waste | 37.04 × 1.05 | 39 CY |
| Rebar | 500 × 4 × 0.668 | 1,336 LB |
| Rebar with 10% | 1,336 × 1.10 | 1,470 LB |
Two local adjustments matter. First, if the geotech report calls for over-excavation and replacement, add a separate line for structural fill measured by volume, not a percentage. Second, cold-weather protection for a late-fall pour is a real cost, so carry it as its own item rather than burying it in the concrete unit price. Confirm the adopted code edition and inspection requirements with the local building department before you finalize quantities. If you want this run against your own plan set, send the drawings through our get an estimate page.
FAQ
Bend construction estimating questions
What does a Bend takeoff need that a Portland takeoff does not?
Snow load and frost depth change the structural quantities. Roof framing, trusses, and connections are typically heavier, and footings go deeper. Volcanic soils also mean rock excavation and over-excavation lines that you would not carry on a Willamette Valley job. Send the geotech report and the stamped structural sheets, and we will build those items into the takeoff rather than treating them as allowances.
Do you price Bend labor at local wage rates?
We use ZIP-code-adjusted material and labor pricing, so Bend and Deschutes County rates are applied rather than a statewide average. Labor availability in Central Oregon can tighten during the building season, and that shows up in the pricing basis. If you have recent subcontractor quotes, send them and we will reconcile our labor assumptions against what you are actually seeing.
How do you handle rock excavation on Bend sites?
Rock is measured by volume and priced separately from soil excavation, with a distinct line for haul-off and disposal. We separate unsuitable native material from structural fill so you can see the import quantity. If the geotech report gives rippability or bearing information, we use it. Without a geotech report, we carry rock as an allowance and flag it clearly so you know which number is firm.
Can you estimate a multifamily building in Bend from a partial plan set?
Yes, with the understanding that missing sheets become assumptions. We will list every assumption in the output so you can see what was measured and what was carried as an allowance. Multifamily work in Bend often runs through several plan revisions, so we can also re-run quantities when the architect issues a new set. Our multi-family estimating services page covers the typical deliverable.
What turnaround should I expect?
Most projects are returned in 24–48 hours, and rush turnaround is available when you have a bid date closing. Larger multifamily and commercial packages take longer because of the sheet count and the number of trades involved. Tell us the bid date when you send the plans, and we will confirm the schedule before we start.
What format do you deliver?
We deliver Excel and PDF, organized by CSI MasterFormat division, with marked-up plan sets so you can trace each quantity back to the sheet it came from. The Excel file is structured so you can adjust waste factors, unit prices, or quantities without rebuilding the workbook. If your estimating software needs a specific import layout, tell us and we will match it.
Do you cover commercial and industrial work in Bend?
Yes. Central Oregon has a steady flow of commercial and light industrial projects alongside the residential pipeline. Commercial takeoffs follow the same division structure but carry more MEP, fire protection, and site utility scope. Our commercial estimating services and industrial estimating services pages describe the deliverables for those project types.
Where does the Bend permit data on this page come from?
The figures come from the U.S. Census Bureau Building Permits Survey for 2025. The survey counts new privately-owned residential units permitted by the city itself, so it does not include commercial permits or additions and alterations. Bend issued 1,756 residential units in 2025, up from 645 in 2024, with 1,110 of those units multifamily.
Do you work in nearby Central Oregon and Willamette Valley cities?
Yes. Alongside Bend, we cover Gresham, Hillsboro, Beaverton, Medford, Springfield, and Corvallis, plus the surrounding areas. Pricing is ZIP-code adjusted, so a Medford or Springfield job is priced with its own local rates rather than Bend's. If your project is outside those cities, send the address and we will confirm coverage.
What do you need from me to start a Bend estimate?
Send the architectural, structural, and MEP sheets, the geotech report if you have one, and the bid date. If specifications or finish schedules are available, include them, because they drive the division 09 and division 22–23 quantities. A short scope note about what you are self-performing versus subcontracting helps us organize the output the way you will actually use it.
Other Oregon cities we cover
Popular services in Bend
Send your Bend project plans for a quote
Send your plan set and bid date, and we will return a division-organized takeoff with marked-up drawings in 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.