Sitework takeoff
Clearing, grubbing, undercut and engineered fill for coastal-plain lots, measured from grading and drainage plans.
CY · SF · LFConway, SC
Construction estimating services in Conway, SC
Conway permitted 560 new single-family units in 2025, up 36% from 411 the year before. We produce quantity takeoffs and estimates for builders, subcontractors and developers working in Horry County's coastal plain, organized by CSI MasterFormat division.
24–48 hours for most projectsTypical turnaround
Every CSI divisionSitework through MEP
Conway ZIP pricingLocal material and labor
Price confirmed firstBefore any work starts
Census BPS · Conway · 2025Real permit data
Conway new housing permits2025
New housing units560Change vs. 2024+36%Permitted construction value$160MAverage value per unit$285,400Rank among covered South Carolina cities#7
Single-family: 560 (100%)Multifamily: 0 (0%)
U.S. Census Bureau, Building Permits Survey, 2025. Residential only.
What makes construction estimating in Conway, SC different?
Conway pricing turns on four local drivers: high water tables and organic soils that force undercut and engineered fill, wind-borne debris and flood elevation requirements near the Waccamaw River, long hauls to aggregate and concrete suppliers, and a labor pool stretched by Myrtle Beach and Charleston tourism construction.
- Conway permitted 560 new housing units in 2025, #7 among the South Carolina cities we cover.
- About 0% were in multifamily buildings; 100% were single-family.
- Permit volume was up 36% compared with 2024.
Conway is a small but growing residential market in Horry County, and the permit numbers show it. The city issued 560 new privately-owned single-family units in 2025, up 36% from 411 in 2024, at a permitted value of $160M — an average of $285,400 per unit. There were no multifamily permits in the city that year, so nearly all of the takeoff work here is detached single-family and the sitework, foundation, framing and roofing packages that go with it. If you are bidding in Conway, your competition is pricing the same plans against the same coastal-plain conditions.
That means the estimate has to be built, not guessed. We measure from the plan set in Bluebeam Revu and PlanSwift, apply ZIP-code-adjusted material and labor pricing from RSMeans data, and return the takeoff in Excel and PDF organized by CSI MasterFormat division with marked-up plan sets. Most projects turn around in 24–48 hours, with rush available. For a statewide view of how Conway fits into the rest of the market, see our South Carolina construction estimating page, and for work just up the coast, Hanahan construction estimating.
- Coverage
- Conway and nearby South Carolina communities
- Deliverable
- Excel estimate + marked-up PDF plans
- Pricing basis
- Conway ZIP-code material and labor costs
- Turnaround
- 24–48 hours for most projects
- Software
- Bluebeam Revu, PlanSwift, RSMeans data
01
For bidders. You need a number you can defend in a bid opening. We break out sitework, concrete, framing, roofing and MEP by division so you can see where your price diverges from the pack before you submit.
02
For builders. You are carrying the budget from contract to closeout. We give you quantities you can convert into purchase orders — cubic yards of concrete, linear feet of framing, squares of roofing — priced for the Conway ZIP.
03
For owners. You want to know what the project should cost before you sign. We price the plans as drawn, flag scope gaps and alternates, and show the assumptions behind every line so you can compare bids on equal terms.
Conway by the numbers
Conway's residential construction pipeline
Select a bar to compare Conway with the largest South Carolina markets we cover.
560New housing units, 2025
4.9%Of all units in the South Carolina cities we cover
$160MPermitted residential value
0%In multifamily buildings
New housing units permitted in 2025. Source: U.S. Census Bureau, Building Permits Survey.
This city
Conway
560 new housing units in 2025 (+36.3% vs 2024).
560 single-family · 0 multifamily (0%).
What the 2025 permit numbers say about Conway
Conway's 560 new single-family units in 2025 rank it 7th of 23 covered South Carolina cities by volume, and the 36% jump from 2024 is a real increase in bid opportunities, not noise. Those 560 units represent 4.9% of the 11,527 units permitted across the covered state total. With zero multifamily permits, the pipeline is detached housing, which means the estimating workload sits in sitework, foundations, framing and roofing rather than in large commercial packages. The $285,400 average permitted value per unit is a useful sanity check when you are reviewing a builder's budget: if your estimate lands far below that number, you are probably missing scope. Bidders who understand how Conway compares to Simpsonville construction estimating or the broader South Carolina construction estimating market can position their price with more confidence.
Coastal plain conditions that drive Conway costs
Conway sits on the Waccamaw River and the South Carolina coastal plain, where shallow groundwater and soft, organic-laden soils are common. That shows up in the estimate as undercut excavation, engineered fill, and sometimes deeper footings or pier systems than a Piedmont site would need — work that belongs in Sitework Estimating Services and Foundation Estimating Services, not buried in a general conditions line. Wind and flood requirements add cost above the base code: roof sheathing nailing, roof-to-wall connections, and elevated finished floor elevations on lots near the river or in mapped flood zones. Confirm the adopted code edition and any local floodplain requirements with the Horry County and City of Conway building departments before you lock your numbers. Aggregate and ready-mix haul distances from Conway to suppliers add to material pricing, and labor availability tightens when Myrtle Beach and Charleston projects are running hot.
Services
Construction estimating services in Conway, SC
We price the packages that dominate Conway's residential pipeline, from lot clearing to final trim, using ZIP-adjusted costs for Horry County.
Concrete and foundations
Footings, stem walls, slab-on-grade and pier systems priced with ready-mix haul distance to Conway accounted for.
CY · SF · EAFraming takeoff
Floor, wall and roof framing counted member by member, including the wind-rated connections coastal construction requires.
LF · EA · BFRoofing and envelope
Roof squares, underlayment, flashing and weather barrier for steep-slope and low-slope assemblies, with waste factors.
SQ · LF · SFMEP estimating
Plumbing, electrical and HVAC rough-in and trim counts for single-family plans, organized by CSI division.
LF · EA · TONResidential estimating
Full-house takeoffs for Conway builders, from plan review through a division-by-division budget you can bid from.
SF · EA · LSCommercial estimating
Tenant improvements, light commercial and mixed-use shells priced for the Conway and Horry County market.
SF · EA · LSBid review and scope checks
We compare your subcontractor quotes against the plans to catch missing scope before the bid goes out.
LS · EAWho we provide estimates for
Who sends Conway plans to us
Custom home builders
Horry County's detached-home market is your bread and butter. You need framing, roofing and concrete quantities priced for the Conway ZIP before you commit to a fixed contract with a homeowner.
Framing and roofing subcontractors
You bid the same coastal-plain plans as three other crews. A division-level takeoff shows your board feet and roofing squares against the scope so you can sharpen the number without leaving money on the table.
Concrete and foundation contractors
Footings, slab-on-grade and stem walls here sit on sandy, high-water-table soils. You need cubic yards and formwork area measured from the structural sheets, not scaled off the architectural plan.
Sitework and grading contractors
Clearing, fill, and storm drainage drive the front end of every Conway subdivision lot. We measure cut and fill quantities and pipe runs so your bid reflects the actual dirt, not a per-lot allowance.
General contractors bidding public and commercial work
Schools, churches and small commercial buildings in the Conway area still need a defensible bid. We break the estimate out by CSI MasterFormat division so you can compare your numbers to the competition.
Developers and owner-builders
You are deciding whether a Conway lot pencils out before you buy it. A plan-based estimate with alternates and scope gaps tells you what the house should cost before you close on the land.
Where we provide estimates
Conway areas and nearby communities we cover
We estimate from plan sets for projects throughout Conway and the surrounding Horry County communities. If your project is in one of these areas, send the plans and we will price it for the correct ZIP code.
Conway city and immediate surroundings
- Downtown Conway
- Conway Historic District
- Rivertown
- Red Hill
- Homewood
- Coastal Carolina University area
Horry County and the Grand Strand
- Myrtle Beach
- North Myrtle Beach
- Loris
- Aynor
- Little River
- Socastee
- Carolina Forest
Other South Carolina cities we cover
Property types
Types of Conway properties we estimate
The city's 2025 permit data shows 560 new single-family units and no multifamily units, so detached homes and the trades that support them are the core of the work here. We also price the small commercial and institutional projects that come through Horry County.
Single-family homes
Detached houses on infill lots and in new subdivisions are the dominant project type in Conway. We take off foundation, framing, roofing, siding, drywall, and MEP rough-in from the full plan set and price them for the local ZIP.
Watch for: Watch for plan-set inconsistencies between architectural and structural sheets.
Custom and estate homes
Larger custom homes on the Waccamaw River and near the historic district bring complex roof geometry, extensive trim packages, and upgraded MEP systems. We measure each roof plane and wall segment rather than applying a per-square-foot allowance.
Watch for: Watch for steep-slope roofing and custom millwork that carry higher waste factors.
Townhomes and duplexes
Small attached residential projects appear on infill lots around the city. We separate the building shell from the site package and price shared walls, fire separations, and separate utility runs per unit.
Watch for: Watch for fire-rated assemblies and party-wall detailing that add cost per unit.
Light commercial
Retail, office, and service buildings along the 501 corridor need a division-by-division estimate. We measure structural steel, masonry, storefront, and rooftop units from the construction documents and flag long-lead items.
Watch for: Watch for storefront glazing and rooftop equipment that drive the schedule.
Institutional and religious
Churches, schools, and community buildings in the Conway area often have large open spans and high ceilings. We take off structural framing, acoustical treatments, and commercial MEP systems from the drawings.
Watch for: Watch for high-volume spaces that increase HVAC tonnage and ductwork.
Additions and renovations
Homeowners and builders renovating existing Conway houses need quantities for selective demolition, new framing, and tie-ins to existing systems. We measure the new work and note where existing conditions create scope gaps.
Watch for: Watch for hidden rot or undersized existing framing found during demolition.
Local factors
What changes a construction estimate in Conway
Conway sits on the South Carolina coastal plain, and the local conditions that affect cost are consistent from one subdivision to the next. These are the drivers we adjust for when we price your plans.
Permitting and code review
The City of Conway and Horry County each administer their own permitting and inspection processes, and the adopted code editions can differ from neighboring jurisdictions. We price the work as drawn but do not perform code review; confirm the applicable IBC or IRC edition, wind and flood provisions, and any local amendments with the building department before you finalize your bid. Plan review comments can add revision cycles that affect your schedule and overhead.
City of Conway Building Department · Horry County Planning and Zoning · South Carolina Building Codes CouncilSoils and foundation design
Coastal-plain soils in the Conway area are often sandy with a shallow water table, and some lots include fill or organic material that will not support a slab-on-grade without preparation. Foundation cost depends on the geotechnical report, the structural design, and how much unsuitable material must be removed and replaced. We measure footings, stem walls, slab area, and reinforcement from the structural sheets, but the soil report and the engineer's foundation plan govern the final quantity.
Geotechnical report · Structural foundation plan · Horry County soil surveyClimate and wind hazards
Conway is close enough to the coast that wind-borne debris and hurricane wind provisions affect roofing, glazing, and connection details. The applicable wind speed and exposure category come from the adopted code and the project's risk category, and they change the nailing pattern, sheathing thickness, and hardware schedule. We take off the roof and wall assemblies as detailed, but confirm the required wind design criteria with the local building department and the design professional.
SC Wind and Flood Mitigation · Adopted IRC wind provisions · Roof sheathing and connection detailsLabor availability and rates
The Grand Strand construction market draws labor from Myrtle Beach and the surrounding counties, and trade availability fluctuates with the tourism and residential cycles. Our pricing uses ZIP-code-adjusted RSMeans labor rates for the Conway area, but your actual crew cost depends on your own labor burden, overtime, and whether you are competing with larger projects for the same trades. We show labor hours separately so you can adjust them to your crew.
RSMeans data · ZIP-code-adjusted labor rates · Grand Strand labor marketSitework, drainage, and land use
Flat coastal lots in Conway often require engineered fill, positive drainage, and stormwater management to meet local land-development regulations. Sitework quantities depend on the grading plan, the amount of cut and fill, and the storm pipe and inlet schedule. We measure clearing, fill, pipe runs, and structures from the civil drawings, but the approved site plan and the local stormwater ordinance determine the final scope.
Grading and drainage plan · Horry County stormwater regulations · SCDHEC permittingMaterials, logistics, and taxes
Material pricing in Conway reflects the cost of trucking from suppliers in the Myrtle Beach and Florence areas, and South Carolina sales tax applies to most construction materials unless an exemption is documented. Long-lead items such as windows, trusses, and electrical gear can affect both the price and the schedule. We price materials at current local levels, but you should confirm sales tax treatment and lead times with your suppliers before you lock in a bid.
SC sales and use tax · Local material suppliers · Long-lead item lead timesConway estimating guide
How Conway conditions show up in a takeoff, trade by trade
Conway's 2025 permit run was 560 new single-family units, up 36% from 411 in 2024, and that mix of detached homes on Horry County lots drives what we price first.
Sitework and drainage
Horry County's flat, low-lying ground means mass grading, fill import, and positive drainage are priced before anything vertical. We take off clearing by acre, strip topsoil to a stated depth, and separate unsuitable material from structural fill. On lots near the Waccamaw River and its tributaries, we carry dewatering, silt fence, and inlet protection as measured items rather than a lump sum. Let us handle the dirt with our sitework estimating services so your storm pipe, stone, and swale quantities line up with the grading plan.
Framing and roof systems
Single-family framing here is mostly dimensional lumber with engineered roof trusses, and the takeoff has to follow the truss layout, not just the floor plan. We count plates, studs, headers, and sheathing by wall run, then roof sheathing, underlayment, and shingles by squares with typical waste factors. Wind-rated nailing and hurricane straps appear in the structural sheets and must be counted individually. Framing estimating services and roofing estimating services both apply; the roof is where most of the wind uplift scope sits.
Mechanical, electrical, plumbing, and energy code
South Carolina residential work follows the adopted IRC and IECC editions, and the energy chapter affects envelope, glazing, and HVAC sizing. We take off fixtures, devices, and equipment by count from the plans, then check that duct runs, line sets, and drain waste vent routing are buildable in the framing depth shown. Insulation R-values and window U-factors get listed so your energy compliance path is visible. MEP estimating services carries this scope; confirm the adopted code edition with the local building department before you bid.
Foundations and slabs
Coastal plain soils range from loose sands to stiff clays, so foundation scope depends on the geotech report, not the plan set alone. We take off continuous footings by linear feet, stem walls by height and thickness, and slab-on-grade by square feet with vapor barrier, welded wire or fiber mesh, and thickened edges under bearing walls. Where a report calls for piers or engineered fill, we price those separately so you can see the delta. Our foundation estimating services cover both slab and raised-floor details common in this market.
Concrete flatwork and driveways
Driveways, walks, patios, and garage slabs are a large share of the exterior scope on Conway homes. We measure flatwork by square feet, note thickness and reinforcement, and price control joints, expansion joints, and finish separately. On a lot with a long run from the road, the driveway quantity can move thousands of dollars, so we show it as its own line rather than burying it in site concrete. Concrete estimating services gives you the full division 03 breakdown.
Scope gaps we see on Conway bids
- Dewatering and silt fence left out when the lot sits low and the grading plan shows a temporary sediment basin.
- Engineered fill and pier quantities missing because the geotech report was issued after the bid.
- Hurricane straps, anchor bolts, and wind-rated nailing called out on structural sheets but not counted in framing.
- Driveway and walk square footage absorbed into a site concrete allowance with no thickness or reinforcement stated.
- Duct chases and line-set routing not coordinated with floor truss depth, forcing field changes after drywall.
- Final grade, topsoil, and sod excluded, then added by change order at closeout.
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 Conway project
- Read the full setArchitectural, structural, civil and MEP drawings, the geotechnical report and every addendum.
- Check Conway 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 ConwayMaterial 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: Conway single-family residence
| Section | Line item | Qty | Unit |
|---|---|---|---|
| 03 30 00 | Slab on grade, 4 in., fiber mesh | 2,150 | SF |
| 03 30 00 | Driveway, 4 in., broom finish | 640 | SF |
| 06 10 00 | 2x4 stud walls, 8 ft plate | 1,180 | LF |
| 06 10 00 | Roof trusses, 24 in. o.c. | 38 | EA |
| 06 16 00 | Roof sheathing, 7/16 OSB | 46 | SQ |
| 07 30 00 | Architectural shingles, 30 yr | 46 | SQ |
| 09 29 00 | Drywall, 1/2 in., taped and finished | 6,400 | SF |
| 22 00 00 | Plumbing fixtures, rough and set | 11 | EA |
Worked example: roof sheathing and shingles for a Conway single-family home
Dimensions below are illustrative. Take a simple hip-and-gable plan with a 48 ft by 30 ft footprint and a 6:12 roof pitch. We compute roof area from the slope factor, not the footprint, then apply waste.
| Step | Calculation | Result |
|---|---|---|
| Footprint area | 48 ft × 30 ft | 1,440 SF |
| Slope factor at 6:12 | √(6² + 12²) ÷ 12 = 1.118 | 1.118 |
| Roof surface area | 1,440 SF × 1.118 | 1,610 SF |
| Add 10% waste | 1,610 SF × 1.10 | 1,771 SF |
| Sheathing squares | 1,771 SF ÷ 100 | 17.7 SQ |
| Shingle squares, 15% waste | 1,610 SF × 1.15 ÷ 100 | 18.5 SQ |
Sheathing and shingles carry different waste because panel layout cuts differently than shingle courses. At 7/16 in. OSB, order 18 squares of sheathing and 19 squares of shingles, plus starter, ridge, and hip-and-ridge cap measured by linear feet. Add underlayment at the same 17.7 square figure, and count drip edge along eaves and rakes separately. For a typical Conway home, wind-rated fastening and hip-and-ridge coverage are the lines most often understated on a first pass. If you want this level of detail on your plan set, send the drawings through our roofing estimating services or start with a full residential takeoff from residential estimating services.
FAQ
Conway construction estimating questions
What does a Conway, SC construction estimate cost?
Pricing depends on project type, square footage, and how complete the drawings are. A single-family takeoff is priced differently than a multi-building commercial set, and revisions after the first pass are quoted separately. Send your plans and we will confirm scope, format, and turnaround before any work starts.
How fast can I get a takeoff for a Conway project?
Most projects return in 24 to 48 hours. Larger commercial or multi-building sets take longer, and rush turnaround is available when your bid date is tight. Tell us the bid date when you send the files so we can sequence the divisions you need first.
What files do you need to estimate a Conway home or commercial building?
Send the full plan set, including architectural, structural, and MEP sheets, plus the site and grading plan. A geotech report helps on foundation scope, and specifications or finish schedules reduce assumptions. We return Excel and PDF organized by CSI MasterFormat division with marked-up plan sets.
Where does the Conway permit data on this page come from?
The figures come from the U.S. Census Bureau Building Permits Survey for 2025, counting permits issued by the city itself for new privately-owned residential units only. Conway issued 560 such units, all single-family, up 36% from 411 in 2024. Commercial permits, additions, and renovations are not included in that count.
Do you price Horry County prevailing wages or union rates?
We price labor using ZIP-code-adjusted material and labor data, so Conway and Horry County rates reflect the local market rather than a national average. If your project carries a wage determination or a specific labor agreement, send it and we will build the estimate to that basis instead.
Can you estimate a home on a lot near the Waccamaw River?
Yes, but floodplain and drainage scope must be explicit. We take off dewatering, fill, and erosion control as measured items, and we flag any foundation detail that depends on the geotech report. Confirm floodplain requirements and the adopted code edition with the local building department before bidding.
Do you handle commercial and multi-family work in Conway?
We do. Commercial estimating services covers retail, office, and light industrial, while multi-family estimating services handles apartment and townhome buildings. Conway's recent permit activity is single-family, but the surrounding Grand Strand market keeps commercial and multi-family bids moving, and the takeoff method is the same.
What is included in the marked-up plan set?
We return your drawings with color-coded highlights showing what was measured, plus the Excel takeoff keyed to CSI MasterFormat divisions and a PDF summary. That lets you trace any quantity back to the sheet it came from, which is useful when a subcontractor or owner questions a number.
Do you estimate projects in nearby cities?
Yes. Alongside Conway, we cover South Carolina construction estimating statewide, including Simpsonville, Hanahan, Lexington, and Bluffton. Each city page reflects its own permit activity and market conditions, so the labor and material basis stays local to the project address.
How do you handle waste factors on a Conway takeoff?
Waste is applied by material, not as one blanket percentage. Typical ranges run about 5% for concrete, 10% for sheathing and drywall, and 10 to 15% for shingles, depending on roof geometry and panel layout. We show the waste line separately so you can adjust it to your own purchasing and cut practices.
Other South Carolina cities we cover
Popular services in Conway
Send your Conway project plans for a quote
Upload your drawings and we will confirm scope, divisions, and turnaround for a Conway takeoff.
- 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.