Sitework takeoff
Clearing, rock excavation, undercut, structural fill and erosion control quantities for sloped Ridge-and-Valley lots.
CY · SF · LFJohnson City, TN
Construction estimating services in Johnson City, TN
We produce quantity takeoffs and cost estimates for Johnson City contractors, developers and owners. Deliverables arrive in 24–48 hours as Excel and PDF, organized by CSI MasterFormat division with marked-up plan sets.
24–48 hours for most projectsTypical turnaround
Every CSI divisionSitework through MEP
Johnson City ZIP pricingLocal material and labor
Price confirmed firstBefore any work starts
Census BPS · Johnson City · 2025Real permit data
Johnson City new housing permits2025
New housing units350Change vs. 2024−43%Permitted construction value$125MAverage value per unit$357,700Rank among covered Tennessee cities#13
Single-family: 333 (95%)Multifamily: 17 (5%)
U.S. Census Bureau, Building Permits Survey, 2025. Residential only.
What makes construction estimating in Johnson City, TN different?
Johnson City pricing hinges on steep graded lots in the Ridge-and-Valley terrain, rock excavation, clay soils requiring undercut, winter wind and freeze-thaw cycles on roofs and flatwork, and a residential market where new privately-owned units fell about 43% from 2024 to 2025, shifting bidders toward renovation and infill work.
- Johnson City permitted 350 new housing units in 2025, #13 among the Tennessee cities we cover.
- About 5% were in multifamily buildings; 95% were single-family.
- Permit volume was down 43% compared with 2024.
Johnson City sits in Washington County in the Ridge-and-Valley section of East Tennessee, where lots step up and down the ridges and limestone and shale sit close to grade. That geology drives sitework and foundation cost more than any finish package. We build takeoffs that separate rock excavation, undercut and structural fill so your bid reflects what the dirt actually costs before you price the building. Our Tennessee construction estimating team works from the same plan sets you bid, and we adjust material and labor pricing by ZIP code rather than applying a statewide average.
Residential permitting here is modest in volume and heavily single-family. Of the 350 new privately-owned residential units permitted by the city in 2025, 333 were single-family and 17 were multifamily, about 5% of the total. Average permitted value per unit was $357,700, which tells an estimator that the typical job is a custom or semi-custom house, not a production tract. We also support commercial and institutional work around the medical and university corridors, and we cover nearby markets such as Kingsport and Jackson when your bidding radius crosses the region.
- Coverage
- Johnson City and nearby Tennessee communities
- Deliverable
- Excel estimate + marked-up PDF plans
- Pricing basis
- Johnson City ZIP-code material and labor costs
- Turnaround
- 24–48 hours for most projects
- Software
- Bluebeam Revu, PlanSwift, RSMeans data
01
For bidders. Send plans and specs and get a division-by-division takeoff with quantities, waste factors and marked-up sheets, so you can adjust your own labor and markup before the bid date rather than rebuilding our numbers.
02
For builders. Use the estimate as a buyout checklist. We break out concrete, framing, roofing and MEP line items with units, so purchase orders and subcontract scopes line up with the same quantities you bid.
03
For owners. Get a budget before design is finished. We price what is drawn, flag what is missing, and give you a cost per unit or per square foot basis you can compare against the $357,700 average permitted unit value.
Johnson City by the numbers
Johnson City's residential construction pipeline
Select a bar to compare Johnson City with the largest Tennessee markets we cover.
350New housing units, 2025
1.8%Of all units in the Tennessee cities we cover
$125MPermitted residential value
5%In multifamily buildings
New housing units permitted in 2025. Source: U.S. Census Bureau, Building Permits Survey.
This city
Johnson City
350 new housing units in 2025 (-43.1% vs 2024).
333 single-family · 17 multifamily (5%).
Permit volume dropped hard, so competition is tighter
Johnson City permitted 350 new privately-owned residential units in 2025, down from 615 in 2024 — a change of about -43%. Single-family accounted for 333 units and multifamily just 17, so the pipeline is dominated by one-off houses. Permitted value was $125M, an average of $357,700 per unit. For a bidder, that mix means fewer large repetitive scopes and more custom plans with irregular footprints, which raises the cost of estimating errors. It also means more contractors chasing each job. If you are pricing against three or four other bidders, a missed rock excavation or undercut line is the difference between winning and losing money. The city ranked 13 of 24 among covered state cities by units and took 1.8% of the 19,558 state total, so Johnson City is a secondary market next to Murfreesboro and Franklin, but it still supports steady custom residential and institutional work.
What the $357,700 average unit value tells you
At $357,700 average permitted value per unit, the typical Johnson City house is a semi-custom build with real architectural detail — not a $180,000 starter box. That level of finish means more line items: custom cabinetry, site-finished or engineered flooring, multiple roof planes with valleys and dormers, and often a finished or partially finished basement cut into the slope. Each of those adds takeoff time and each is a common scope gap. We price them explicitly. For commercial work, the regional drivers are the medical, education and retail corridors, and the state's broader growth in healthcare and corporate relocation supports that demand. Use the state page for the wider Tennessee picture and Commercial Estimating Services when your project is not a house.
Services
Construction estimating services in Johnson City
These are the scopes we price most often for Johnson City and Washington County projects, each delivered with quantities, units and CSI division coding.
Foundation estimating
Spread footings, stem walls, crawlspace and basement walls priced against clay soils and shallow bedrock.
CY · SF · LFConcrete takeoff
Slabs, driveways, walks and flatwork with jointing and reinforcement, accounting for freeze-thaw exposure.
CY · SF · LBFraming takeoff
Floor, wall and roof framing with sheathing, hardware and waste factors for complex custom roof plans.
BF · LF · EARoofing estimating
Shingle, metal and low-slope systems with underlayment, flashing and valley detail for steep and cut-up roofs.
SQ · LF · EAMEP estimating
Mechanical, electrical and plumbing quantities for heat-pump systems, service upgrades and fixture counts.
EA · LF · TONResidential estimating
Full-house takeoffs for the custom and semi-custom homes that dominate Johnson City's permit volume.
SF · EA · LSCommercial estimating
Division-by-division budgets for medical, retail and institutional work in the city's commercial corridors.
SF · EA · LSWho we provide estimates for
Who we prepare Johnson City estimates for
General contractors
You are bidding custom homes on ridge lots and medical-corridor fit-outs in Washington County. We return a division-by-division takeoff with rock excavation and undercut separated, so your bid reflects the dirt.
Residential builders
With 333 of 350 permitted units single-family in 2025, your pipeline is custom and semi-custom houses. We break out framing, roofing and MEP line items so purchase orders match the quantities you bid.
Commercial contractors
You work around the medical and university corridors where tenant fit-outs and small additions dominate. We price what is drawn, flag missing scope, and organize by CSI MasterFormat division for your buyout.
Subcontractors
Concrete, framing, roofing and MEP trades need quantities they can order from. We give you units, waste factors and marked-up sheets, so your scope lines up with the general contractor's bid form.
Developers
You are evaluating land on the ridges and infill near downtown. We provide a cost per unit or per square foot basis you can compare against the $357,700 average permitted unit value before you close.
Architects and owners
You need a budget before design is finished. We price the drawings you have, flag what is missing, and adjust material and labor by ZIP code so your early numbers hold through the schematic phase.
Where we provide estimates
Johnson City areas and nearby communities we cover
We take off plans for projects across Washington County and the surrounding Tri-Cities region. If your bidding radius crosses into Sullivan or Greene County, we cover those markets as well.
Property types
Types of Johnson City properties we estimate
The permit mix here is heavily single-family, with a small multifamily share and steady commercial and institutional work around the medical and university corridors. We price each property type with the line items that actually drive its cost.
Custom single-family homes
The typical Johnson City permit is a custom or semi-custom house on a ridge or infill lot. We take off framing, roofing, siding, drywall, and MEP rough-in with waste factors, and we separate rock excavation from structural fill so your foundation number is real.
Watch for: Rock excavation, undercut, retaining walls, steep driveway cuts
Multifamily and townhomes
Only 17 of the 350 permitted units in 2025 were multifamily, so these projects are infrequent but complex. We break out unit-by-unit quantities for framing, plumbing stacks, fire separation, and common-area finishes, and we track the repetition factor for formwork and rough-in.
Watch for: Fire separation, unit repetition, shared MEP chases, parking
Medical and office fit-outs
The medical corridor around Johnson City Medical Center and East Tennessee State University generates tenant improvements and small additions. We price demising walls, ceiling systems, specialty gas, and electrical loads, and we flag scope gaps between base building and tenant drawings.
Watch for: Base-building interface, med gas, after-hours work, infection control
Retail and restaurant
Small retail and restaurant projects follow the commercial corridors and downtown storefronts. We take off storefront glazing, kitchen equipment rough-in, hood and make-up air, grease interceptor, and ADA restroom upgrades, with the utility coordination that older buildings require.
Watch for: Grease interceptor, hood make-up air, ADA upgrades, utility capacity
Light industrial and warehouse
Warehouse and light industrial work follows the I-26 and I-81 corridors. We price slab-on-grade with vapor barrier, tilt or PEMB erection, dock equipment, and office build-out, and we separate site paving from building slab so your bid is clear.
Watch for: Slab flatness, dock equipment, PEMB vs. tilt, site paving
Institutional and church
Churches, schools, and nonprofit buildings are common in Washington County. We estimate sanctuary volume, fellowship hall kitchens, classroom wings, and gymnasiums, and we track long-span framing and acoustical treatments that drive cost in these assemblies.
Watch for: Long-span framing, acoustics, commercial kitchen, accessibility
Local factors
What changes a construction estimate in Johnson City
Estimating here is less about finish selections and more about what the ground and the code require. These six factors move the number most.
Permitting and code edition
Johnson City and Washington County enforce the adopted editions of the International Building Code, International Residential Code, and International Energy Conservation Code, but the edition in force can lag or lead the state minimum. Confirm the adopted edition with the local building department before you price. Plan review turnaround and permit fees vary by project type, and we carry a line for re-inspection and revision cycles.
IBC · IRC · IECC · local building departmentSoils and foundation conditions
Limestone and shale sit close to grade across the Ridge-and-Valley section, and karst features are possible. We separate rock excavation, undercut, and structural fill in the takeoff, and we price foundation drains and waterproofing where the drawings call for them. A geotechnical report changes the foundation number more than any finish upgrade.
rock excavation · undercut · structural fill · geotechnical reportClimate and weather
East Tennessee sees freeze-thaw cycles, heavy spring rain, and occasional high-wind events. We price frost-depth footings, exterior insulation, and roof underlayment accordingly, and we account for weather days in the schedule. Wind and snow loads come from the adopted code, so confirm the design criteria with the local building department.
frost depth · freeze-thaw · wind load · snow loadLabor availability and wage rates
The Tri-Cities labor pool is smaller than Nashville or Knoxville, and specialty trades such as medical gas, elevators, and fire protection can require travel. We adjust labor by ZIP code and note trades that may carry a premium. Overtime, per diem, and shift work are priced when the schedule requires them.
ZIP-code labor adjustment · specialty trades · per diem · overtimeSitework and drainage
Sloped lots, driveway cuts, and stormwater management drive site cost here. We take off clearing, grading, erosion control, retaining walls, and storm drainage separately from the building, and we check that the civil drawings and architectural drawings agree on finished floor elevation. A mismatch there is a common scope gap.
clearing · grading · erosion control · retaining walls · storm drainageMaterials and logistics
Concrete, steel, and specialty MEP equipment move by truck from Knoxville, Nashville, or out of state. We use RSMeans data adjusted by ZIP code and note items with long lead times. Tennessee has no state income tax, which supports demand, but it does not change material freight or supplier lead times.
RSMeans · ZIP-code adjustment · freight · lead timesJohnson City estimating guide
How Johnson City conditions show up in a takeoff, trade by trade
Washington County sits in a mixed humid climate with residual clay soils and limestone close to grade, so the quantities that move on a Johnson City takeoff are excavation, undercut, footing concrete, and roof underlayment rather than the finishes. Below is how each trade changes when the plans are priced for this market.
Sitework and utilities
Cut and fill on Johnson City lots rarely balances. We measure stripping separately from structural fill, then price undercut where the geotech report shows unsuitable clay, because over-excavation and replacement with select borrow is a real line item here, not an allowance. Trench depth for sanitary sewer is driven by the invert at the connection point, so we take the profile at the tap, not the average depth across the run. Rock excavation is carried as a unit rate per cubic yard with a stated quantity, since limestone refusal changes the means and methods. Our sitework estimating services break these into bid-ready quantities rather than a lump sum.
Framing and rough carpentry
Wall, floor, and roof framing are taken by linear feet of plate and by piece count for headers, beams, and trusses. We count openings to deduct wall area, then add king and jack studs, cripples, and sill plates back in, because that is where framing bids drift. Roof pitch and hip/valley count change both sheathing waste and labor, so we note the pitch on every roof plane. Treated bottom plates, sill sealer, and anchor bolt placement are separate lines. Our framing estimating services page shows the format we use for stick-framed and truss-framed residential work.
MEP and interior finishes
Mechanical, electrical, and plumbing quantities are taken by fixture and device count, then by linear feet of pipe, duct, and cable, with the runs measured from the plans rather than estimated from square footage. We separate rough-in from trim-out so a change in fixture schedule does not force a full re-pricing. Interior finishes are taken room by room: drywall by square foot of wall and ceiling, paint by coat, flooring by square foot with the pattern waste stated, and trim by linear foot with the openings counted. Our MEP estimating services and commercial estimating services pages cover the format for larger jobs.
Concrete and foundations
Footings, stem walls, slab-on-grade, and driveway/apron concrete are the four quantities that decide a Johnson City foundation bid. We take footing length by type, apply the section dimensions from the structural sheets, and add the step-downs where grade changes across the footprint. Vapor retarder, granular base, and welded wire or fiber reinforcement are listed as separate lines so you can see what the mix design actually requires. Control joint layout and cure method affect the labor hours, so they are noted in the takeoff narrative. The full breakdown is on our concrete estimating services and foundation estimating services pages.
Roofing and envelope
Roof takeoffs here start with the slope, then the eave, rake, ridge, hip, and valley lengths to get starter, ridge cap, and valley metal. We measure underlayment by square with the manufacturer's overlap, and we separate ice-and-water membrane at eaves and valleys from felt or synthetic elsewhere. Ventilation is counted by net free area against the attic volume, not by a rule of thumb. Wall sheathing, housewrap, flashing, and window/door openings are taken by area with the openings deducted and the flashing perimeter added back. See roofing estimating services for how the squares and accessories are laid out.
Scope gaps we see on Johnson City bids
- Rock excavation and undercut left as an allowance instead of a unit rate with a stated quantity, so the bid cannot be compared.
- Temporary erosion control and construction entrance not carried, even though a grading permit requires them before any dirt moves.
- Roof underlayment, valley metal, and ridge vent counted as one lump sum, hiding the difference between felt and ice-and-water membrane.
- Wall and ceiling insulation taken by square foot of floor area rather than by net wall and ceiling area, which understates the quantity.
- Plumbing and electrical rough-in priced from square footage instead of fixture and device counts, so a schedule change breaks the number.
- Final grade, topsoil, and seeding omitted because they sit on the civil sheets rather than the architectural set.
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 Johnson City project
- Read the full setArchitectural, structural, civil and MEP drawings, the geotechnical report and every addendum.
- Check Johnson City 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 Johnson CityMaterial 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: single-family residence, Johnson City, TN
| Section | Line item | Qty | Unit |
|---|---|---|---|
| 03 30 00 | Footing concrete, 24x12 continuous | 38.5 | CY |
| 03 30 00 | Slab-on-grade, 4 in. with vapor retarder | 2,140 | SF |
| 05 10 00 | Structural steel lintels and posts | 420 | LB |
| 06 10 00 | Wall framing, 2x6 at 16 in. o.c. | 1,860 | LF |
| 06 10 00 | Roof trusses, 5/12 pitch, 30 ft span | 42 | EA |
| 07 30 00 | Architectural shingles, 30-yr | 31.5 | SQ |
| 09 29 00 | Gypsum board, 1/2 in. walls and ceilings | 5,480 | SF |
| 22 11 00 | PEX water piping, 1/2 in. and 3/4 in. | 640 | LF |
Worked example: footing concrete for a Johnson City single-family residence
This example prices continuous footing concrete for a 44 ft by 30 ft rectangular footprint with one interior bearing line. The dimensions are illustrative; your plan dimensions and the structural footing schedule govern.
Step 1 — Perimeter. Outside perimeter = 2 × (44 + 30) = 148 LF. The footing runs under the exterior walls, so the perimeter length is the footing length.
Step 2 — Interior bearing line. One interior bearing wall runs the 30 ft direction: 30 LF. Total footing length = 148 + 30 = 178 LF.
Step 3 — Section area. The footing is 24 in. wide by 12 in. deep. Area = 2.0 ft × 1.0 ft = 2.00 SF.
Step 4 — Volume. 178 LF × 2.00 SF = 356 CF. Divide by 27 to convert to cubic yards: 356 ÷ 27 = 13.19 CY.
Step 5 — Waste and over-excavation. Footings are formed against soil, so typical waste runs 5 to 8 percent for spillage and uneven subgrade. At 7 percent: 13.19 × 1.07 = 14.11 CY. We round to 14.2 CY for ordering.
Step 6 — Reinforcement. Two continuous #4 bars: 178 LF × 2 = 356 LF. Add 10 percent for laps and waste: 392 LF. Convert to pounds at 0.668 lb/LF: 392 × 0.668 = 262 LB.
| Step | Calculation | Result | Unit |
|---|---|---|---|
| Exterior perimeter | 2 × (44 + 30) | 148 | LF |
| Interior bearing line | 30 | 30 | LF |
| Total footing length | 148 + 30 | 178 | LF |
| Section area | 2.0 × 1.0 | 2.00 | SF |
| Net volume | 178 × 2.00 ÷ 27 | 13.19 | CY |
| With 7% waste | 13.19 × 1.07 | 14.11 | CY |
| #4 bars, two continuous | 178 × 2 | 356 | LF |
| Bars with 10% laps | 356 × 1.10 | 392 | LF |
| Bar weight | 392 × 0.668 | 262 | LB |
Two things change this number on a real Johnson City job. First, stepped footings on a sloped lot add length at each step and require a separate count. Second, if the geotech report calls for undercut, the over-excavation volume is priced as a separate line, not folded into the footing concrete. Send the structural sheets and we will run the same sequence against your dimensions.
FAQ
Johnson City construction estimating questions
How much does a takeoff cost for a Johnson City project?
Pricing depends on the size of the set and the number of trades you want measured. A single-trade takeoff on a small residential plan is a different scope than a full divisional takeoff on a commercial building, so we quote after we see the drawings. Send the plans and the divisions you need and we will return a fixed price before any work starts. There is no charge for the quote, and the price does not change once we start unless you add scope.
How fast can I get a Johnson City estimate back?
Most projects are returned in 24 to 48 hours. Larger commercial sets, or jobs where we are waiting on a structural or MEP supplement, take longer and we will tell you the date up front. Rush turnaround is available when your bid date is close. Deliverables come as Excel and PDF, organized by CSI MasterFormat division, with marked-up plan sets. If your bid date moves, tell us and we will adjust the schedule.
Do you price with local Johnson City material and labor costs?
Yes. Material and labor pricing is adjusted by ZIP code, so the numbers reflect this market rather than a national average. We use RSMeans data as the base and adjust for the local area. If you have current supplier quotes or a recent subcontractor bid, send them and we will reconcile the takeoff against your actual numbers. That reconciliation often catches a supplier quote that is missing freight or a subcontractor bid that excludes a division.
What is the biggest cause of foundation overruns in Washington County?
Soil conditions. Residual clay and shallow limestone mean the geotech report often calls for undercut and select fill, and that volume is easy to leave out of a bid. We carry over-excavation, replacement fill, and rock excavation as separate lines with stated quantities so you can see the exposure before you sign a contract, instead of absorbing it after the first excavation invoice. If the geotech report is not available at bid time, we note the assumption and flag it as a risk item.
Can you take off a set that is only at design development?
Yes, but we will flag the gaps. At DD, footing sizes, beam spans, and the MEP fixture schedule are often still open, so we price what is shown and list the assumptions in a notes tab. That lets you carry an allowance for the open items rather than guessing. We can re-run the takeoff when the permit set is issued. The re-run is priced as a separate takeoff, but the format stays the same so you can compare the two versions line by line.
Do you handle commercial and multi-family work in Johnson City?
Yes. We take off commercial buildings, multi-family, and light industrial work in addition to residential. Commercial sets are organized by division with a separate summary, and we measure MEP by fixture and device count rather than by square footage. If your project is in Kingsport or another nearby city, the same process applies. For multi-family, we break out typical unit types and count the repeats, which is faster and more accurate than measuring every unit individually.
What do you need from me to start a takeoff?
The architectural, structural, civil, and MEP sheets, plus any specifications, the geotech report if you have it, and the bid date. If the set is partial, tell us which divisions you want measured. A marked-up plan set comes back with the quantities so you can trace every line to the sheet it came from. If you have a preferred waste factor or a unit price you want used, send that too and we will apply it.
How do you handle waste factors on a takeoff?
Waste is applied by material, not as one blanket percentage. Concrete runs about 5 to 8 percent, framing lumber 5 to 10 percent, roofing 5 to 10 percent, and drywall 10 to 15 percent are typical ranges. The rate depends on the layout, the number of cuts, and the pattern. We state the rate used on each line so you can change it if your crew's experience differs. If you want a different rate, tell us and we will re-run the line.
Where do the Johnson City permit numbers on this page come from?
The figures come from the U.S. Census Bureau Building Permits Survey for 2025, which counts permits issued by the city itself for new privately-owned residential units only. That means additions, renovations, and commercial permits are not included. The survey reported 350 total units, 333 single-family and 17 multi-family, with a permitted value of $125M. Use these as a market indicator, not a count of all construction activity in the city. The same survey shows the state total at 19,558 units.
Do you cover projects outside Johnson City?
Yes. We cover the surrounding region, including Kingsport, and the rest of Tennessee. The same takeoff process applies; only the ZIP-code pricing adjustment changes. If your project is in a nearby city, send the plans and the site address and we will price it for that location. We also cover Murfreesboro, Franklin, Jackson, Bartlett, and Hendersonville, so you can use one format across multiple projects.
Other Tennessee cities we cover
Popular services in Johnson City
Send your Johnson City project plans for a quote
Send the drawings, the divisions you need measured, and your bid date, and we will return a fixed price for a takeoff organized by CSI MasterFormat division.
- 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.