Sitework takeoffs
Cut and fill, undercut, stone base and storm pipe for graded pads on Hamblen County clay soils.
CY · LF · TONMorristown, TN
Construction estimating services in Morristown, TN
Morristown sits in Hamblen County, where residential permits dropped 16% in 2025 while commercial work tied to the I-81 and US-11E corridors keeps moving. We price your plans by ZIP code, organize the takeoff by CSI MasterFormat division, and return most estimates in 24–48 hours.
24–48 hours for most projectsTypical turnaround
Every CSI divisionSitework through MEP
Morristown ZIP pricingLocal material and labor
Price confirmed firstBefore any work starts
Census BPS · Morristown · 2025Real permit data
Morristown new housing permits2025
New housing units197Change vs. 2024−16%Permitted construction value$43MAverage value per unit$216,700Rank among covered Tennessee cities#17
Single-family: 155 (79%)Multifamily: 42 (21%)
U.S. Census Bureau, Building Permits Survey, 2025. Residential only.
What makes construction estimating in Morristown, TN different?
Morristown pricing turns on Hamblen County soil and drainage, a smaller 2025 residential pipeline of 197 units, industrial and distribution work along US-11E and I-81, and ZIP-code-adjusted material and labor rates. Multifamily was 21% of permitted units, so unit-mix assumptions swing the budget.
- Morristown permitted 197 new housing units in 2025, #17 among the Tennessee cities we cover.
- About 21% were in multifamily buildings; 79% were single-family.
- Permit volume was down 16% compared with 2024.
Morristown is the Hamblen County seat, and its construction market splits between in-town infill near downtown, suburban subdivisions west toward Talbott and Whitesburg, and industrial buildings along the US-11E and I-81 corridors. Residential permitting softened in 2025, so bidders are chasing fewer jobs and need tighter numbers to win them without giving away margin.
We support that work with quantity takeoffs and estimate packages priced at ZIP-code-adjusted material and labor rates, using Bluebeam Revu, PlanSwift and RSMeans data. Deliverables come as Excel and PDF organized by CSI MasterFormat division, with marked-up plan sets so you can trace every quantity back to the sheet. If you are bidding in this corridor, start from our Tennessee construction estimating overview, or send drawings through get an estimate. Teams working the neighboring markets use the same process in Cookeville and Oak Ridge.
- Coverage
- Morristown and nearby Tennessee communities
- Deliverable
- Excel estimate + marked-up PDF plans
- Pricing basis
- Morristown ZIP-code material and labor costs
- Turnaround
- 24–48 hours for most projects
- Software
- Bluebeam Revu, PlanSwift, RSMeans data
01
For bidders. You get division-level quantities, waste factors and unit costs you can drop into a bid form. Marked-up plan sets show where each number came from, so you can defend or adjust line items before submission.
02
For builders. Use the takeoff for buyout: concrete, framing, roofing and MEP quantities broken out by area or building. Compare supplier quotes against the same units and catch scope gaps before you sign subcontracts.
03
For owners. Get a budget that reflects Morristown material and labor pricing, not a national average. Alternates and allowances are separated so you can see what each decision does to the bottom line.
Morristown by the numbers
Morristown's residential construction pipeline
Select a bar to compare Morristown with the largest Tennessee markets we cover.
197New housing units, 2025
1%Of all units in the Tennessee cities we cover
$43MPermitted residential value
21%In multifamily buildings
New housing units permitted in 2025. Source: U.S. Census Bureau, Building Permits Survey.
This city
Morristown
197 new housing units in 2025 (-16.2% vs 2024).
155 single-family · 42 multifamily (21%).
Residential permitting cooled in 2025
Morristown issued permits for 197 new privately-owned residential units in 2025, down from 235 in 2024 — a 16% drop, per the U.S. Census Bureau Building Permits Survey. Single-family accounted for 155 units and multifamily 42, so multifamily was 21% of the total. Permitted value was $43M, or about $216,700 per unit. For bidders, that means fewer starts competing for the same crews, and unit-mix assumptions matter: a 42-unit apartment building carries different site, MEP and fire-protection scope than 42 detached houses. Compare this pipeline against the wider state picture on our Tennessee construction estimating page, and check Maryville if you bid across East Tennessee.
How Morristown ranks against nearby markets
Morristown ranked 17th of 24 covered state cities by permitted units and accounted for about 1% of Tennessee's 19,558 permitted units in 2025. That is a small share, so local bid competition is concentrated and general contractors often pull subcontractor pricing from Knoxville, Sevierville and the Tri-Cities. If your crew also works Bristol or Gallatin, keep separate labor and mobilization assumptions for each market rather than one blended rate. The state's no-income-tax position and Nashville-region growth continue to pull commercial and residential investment eastward along the I-40 and I-81 corridors, which affects material lead times you should carry in the schedule.
Services
Construction estimating services in Morristown, TN
These are the takeoff and estimate packages we build most often for Hamblen County and East Tennessee projects.
Concrete estimating
Footings, slab-on-grade, piers and sidewalk priced by thickness and reinforcement schedule.
CY · SF · LBFoundation takeoffs
Continuous footings, stem walls, vapor barrier and anchor bolt counts for crawlspace and slab construction.
LF · CY · EAFraming estimating
Wall, floor and roof framing with stud, plate, joist and sheathing counts by floor level.
LF · EA · SFRoofing takeoffs
Architectural shingle, underlayment, flashing and ridge vent quantities for steep-slope residential roofs.
SQ · LF · EAMEP estimating
Service entrance, branch wiring, plumbing fixtures and HVAC tonnage for homes and light commercial shells.
EA · LF · TONMultifamily estimating
Unit-by-unit takeoffs for apartment and townhome buildings, including common area and fire separation scope.
EA · SF · LFCommercial estimating
Divisions 2 through 16 quantities for retail, office and distribution buildings along the US-11E corridor.
SF · CY · EAWho we provide estimates for
Who we write estimates for in Morristown
General contractors
You are bidding fewer jobs in a softer Morristown market, so every division-level quantity, waste factor and unit cost has to be right the first time. We give you a bid-ready package you can adjust line by line before submission.
Subcontractors
Concrete, framing, roofing and MEP subs working Hamblen County need quantities broken out by area or building, not a lump sum. Use our takeoff to price your scope and spot gaps before you sign a subcontract.
Residential builders
With 155 single-family units permitted in Morristown in 2025, builders are competing on price per square foot. Our takeoffs use ZIP-code-adjusted material and labor rates so your numbers match local suppliers, not a national average.
Multifamily developers
Multifamily was 21% of Morristown's 2025 residential permits. We break out unit mixes, common areas and sitework separately so you can compare construction cost per unit across phases.
Industrial and commercial owners
Buildings along US-11E and I-81 need budgets that reflect steel, tilt-up and MEP pricing in this corridor. We organize estimates by CSI MasterFormat division so your capital plan ties to real scopes.
Architects and engineers
You need a second set of eyes on quantities before a client sees a number. Our marked-up plan sets show where every quantity came from, so you can verify or revise before issuing a cost opinion.
Where we provide estimates
Morristown areas and nearby communities we cover
We estimate projects across Hamblen County and the surrounding East Tennessee corridor, from downtown Morristown to the industrial parks along I-81. If your project is in one of these areas, send the drawings and we will price it with local material and labor rates.
Property types
Types of Morristown properties we estimate
Morristown's 2025 residential permits were mostly single-family, with a smaller multifamily share, and the commercial and industrial work follows the US-11E and I-81 corridors. We estimate all of these property types with the same division-level detail.
Single-family homes
From slab-on-grade starter homes to custom builds on basement foundations, we take off concrete, framing, roofing, siding, drywall and MEP by floor and by elevation. Quantities are broken out so your framing crew and trim carpenter each get their own scope.
Watch for: Watch waste factors on 2x4 and 2x6 framing, and confirm sheathing thickness with the adopted code.
Multifamily buildings
Duplexes, townhomes and small apartment buildings make up 21% of Morristown's 2025 residential permits. We separate unit interiors from common areas, stairs and sitework so you can compare cost per unit across a phase.
Watch for: Watch fire-rated assemblies, unit-mix repetition and shared MEP riser counts.
Light industrial
Warehouse and light-manufacturing buildings along US-11E and near I-81 need steel or tilt-up takeoffs, slab thicknesses and dock equipment. We price structural steel, metal building systems and slab reinforcement by bay or by square foot.
Watch for: Watch slab flatness tolerances, dock apron thickness and fire-protection water supply.
Retail and office
Strip centers, standalone retail and small professional offices in Morristown need storefront, HVAC, electrical and plumbing quantities that match tenant fit-out expectations. We break out shell versus interior build-out so you can bid either scope.
Watch for: Watch storefront glazing sizes, restroom counts and ADA fixture clearances.
Additions and renovations
Home additions, kitchen and bath remodels, and commercial tenant improvements require selective demolition quantities and tie-in details. We take off new work separately from demolition so you can price both with the right labor rates.
Watch for: Watch existing framing sizes, header spans and hidden MEP relocation.
Sitework and foundations
Grading, drainage, utilities, footings and slabs are priced from the civil and structural sheets. We quantify cut and fill, pipe runs, rebar and concrete by area so your site package stands on its own.
Watch for: Watch rock excavation allowances, undercut depths and storm pipe invert elevations.
Local factors
What changes a construction estimate in Morristown
Morristown sits in Hamblen County, where the building code, soil conditions and seasonal weather all move numbers. These are the six factors we adjust for on every estimate.
Code and permitting
Morristown and Hamblen County enforce the adopted building, plumbing, mechanical and electrical codes, and the edition in force can change insulation, egress and fire-separation requirements. We price to the code family you tell us, but you should confirm the exact adopted edition and any local amendments with the Morristown building department before finalizing scopes. Permit fees and inspection sequencing are separate line items in your budget.
IBC · IRC · IECC · local building departmentSoils and foundations
East Tennessee soils often include clay and residual material over bedrock, which affects footing depth, undercut and backfill quantities. A geotechnical report is the best input we can get; without one, we price a standard spread footing and note the excavation and concrete quantities as allowances. Rock excavation, if present, is a separate line item because it changes both equipment and labor hours.
Geotechnical report · spread footings · rock excavationClimate and weather
Morristown gets cold winters and wet springs, which affects concrete cure schedules, roofing productivity and sitework. We apply seasonal labor factors where they are known, but you should plan weather days into the schedule. Wind and snow loads for structural design come from the adopted code; confirm the ground snow load and wind speed with the local building department.
Ground snow load · wind speed · concrete cureLabor market
Hamblen County's labor pool is smaller than Knoxville's, so crews may travel from surrounding counties. We price labor at ZIP-code-adjusted rates and note where travel or per diem could apply. Trade availability for concrete, framing and MEP can shift bid pricing, so get multiple quotes for those scopes.
ZIP-code-adjusted labor · travel time · trade availabilitySite and drainage
Sloped lots, driveway grades and stormwater requirements change earthwork and utility quantities. We take off cut and fill, drainage pipe, inlets and retaining walls from the civil sheets when they are available. If drainage design is not complete, we carry a per-linear-foot allowance and flag it for revision.
Cut and fill · storm drainage · retaining wallsMaterials and logistics
Material pricing in Morristown reflects delivery from Knoxville and regional suppliers, and lead times for steel, trusses and mechanical equipment can affect the schedule. We use current RSMeans data adjusted for the local ZIP code, but you should confirm supplier quotes for long-lead items. Tennessee has no state income tax, which supports demand but does not change material costs directly.
RSMeans data · supplier quotes · long-lead itemsMorristown estimating guide
How Morristown conditions show up in a takeoff, trade by trade
Morristown sits in Hamblen County, where clay and shale subgrades, a wet spring, and a mix of infill commercial and single-family work change what you count and how you count it. These are the trades where that shows up first.
Earthwork and sitework
Hamblen County subgrades run to residual clay and weathered shale, so a takeoff that assumes clean common excavation will miss the rock allowance and the undercut you may need at footing lines. We separate topsoil strip, unclassified excavation, rock excavation by cubic yard, structural fill placed and compacted in lifts, and undercut backfill. On sloping lots off the bypass corridors, count cut and fill separately rather than netting them, because haul and borrow rarely balance. Add silt fence, inlet protection, and a temporary construction entrance as measured line items, not allowances. Our sitework estimating services break these out by area and volume so your bid carries real quantities instead of a lump sum.
Framing and carpentry
Framing takeoffs here are driven by wall height, plate count, and the number of corners and openings. We count studs at 16 inches on center plus one per corner, one per opening, and one per intersecting wall, then add a typical 5 percent waste. Headers, jack studs, and trimmers are listed by size and length. Floor joists are counted by span and spacing, with rim board and blocking measured in linear feet. Roof trusses are quoted per piece from the supplier's layout, not estimated by roof area. Our framing estimating services produce a stud and plate schedule you can hand to a lumber yard for a quote the same day.
MEP rough-in
Mechanical, electrical, and plumbing takeoffs are fixture-and-device counts first, then pipe and wire runs by linear foot. Count water closets, lavatories, tubs, hose bibs, floor drains, receptacles, switches, light fixtures, smoke and CO alarms, exhaust fans, and HVAC tonnage by unit. Then measure supply and drain lines by diameter, branch circuit wire by gauge, and ductwork by pound or by linear foot per size. In Morristown, confirm the adopted code edition with the local building department before you price gas piping, venting, or backflow requirements. Our MEP estimating services organize all of this by CSI division so your subs can price their own scope.
Concrete and foundations
For slab-on-grade homes and light commercial pads, the takeoff has to carry vapor barrier square footage, granular base by ton, welded wire or fiber reinforcement, and control joint linear footage. Footings are measured by linear foot of wall times width times depth, then converted to cubic yards with a typical 5 to 10 percent waste factor. Stem walls, anchor bolt count, and sill seal are separate lines. On crawl space work common in this part of East Tennessee, add pier pads and ventilation. Our foundation estimating services and concrete estimating services both price formwork by contact area, which is where most underbids start.
Roofing and envelope
Roof area is measured on the slope, not the plan footprint, using pitch multipliers. We take off underlayment by square, ice and water shield by linear foot at eaves and valleys, drip edge and rake edge separately, and ridge vent by linear foot. Hip and valley flashing counts by the linear foot, and pipe boots and vents count each. Wall sheathing, house wrap, and window flashing tape are measured by area and linear foot. Because Morristown gets summer thunderstorms and occasional hail, we note the manufacturer's wind uplift requirement in the scope so the bid reflects the fastening pattern. Our roofing estimating services cover steep-slope and low-slope assemblies.
Scope gaps we see on Morristown bids
- Rock excavation and undercut backfill left as an allowance instead of measured cubic yards, which hides the largest sitework risk on Hamblen County clay and shale.
- Vapor barrier, granular base, and reinforcement omitted from slab-on-grade pricing, then absorbed by the concrete subcontractor.
- Roof takeoff measured on the plan footprint rather than on the slope, understating squares by the pitch multiplier.
- No line item for temporary construction entrance, silt fence, or inlet protection, so erosion control is pulled from contingency.
- Framing counts that skip jack studs, trimmers, and blocking, leaving the lumber package short at the yard.
- MEP scope split between divisions with no fixture or device schedule, so two subs price the same water heater or panel.
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 Morristown project
- Read the full setArchitectural, structural, civil and MEP drawings, the geotechnical report and every addendum.
- Check Morristown 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 MorristownMaterial 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, Morristown, TN
| Section | Line item | Qty | Unit |
|---|---|---|---|
| 03 30 00 | Slab-on-grade concrete, 4 in. | 1,180 | SF |
| 03 30 00 | Footing concrete, 24 in. x 12 in. | 18.5 | CY |
| 03 20 00 | Rebar, #4, footing and slab | 3,240 | LF |
| 04 20 00 | CMU stem wall, 8 in. | 210 | LF |
| 06 10 00 | Wall framing, 2x4 studs at 16 in. OC | 1,460 | LF |
| 06 10 00 | Roof trusses, 24 in. OC | 34 | EA |
| 07 30 00 | Asphalt shingles, 6/12 pitch | 31.5 | SQ |
| 09 29 00 | Gypsum board, 1/2 in., walls and ceiling | 4,320 | SF |
Worked example: footing concrete for a Morristown single-family home
This example prices a continuous footing for a rectangular single-family house with a garage bump-out. Dimensions are illustrative; substitute your own plan dimensions before you order concrete.
The footing runs 168 linear feet around the perimeter and garage. Footing width is 24 inches and depth is 12 inches. Convert inches to feet, then multiply length by width by depth to get cubic feet, then divide by 27 to get cubic yards.
| Step | Calculation | Result |
|---|---|---|
| Perimeter length | 168 LF | 168 LF |
| Width in feet | 24 in. ÷ 12 | 2.00 ft |
| Depth in feet | 12 in. ÷ 12 | 1.00 ft |
| Volume, cubic feet | 168 × 2.00 × 1.00 | 336 CF |
| Volume, cubic yards | 336 ÷ 27 | 12.44 CY |
| Waste at 7% | 12.44 × 1.07 | 13.31 CY |
| Order quantity | round up to 1/4 CY | 13.50 CY |
A 7 percent waste factor is typical for continuous footings, where spillage, over-excavation, and small thickness variations eat volume. On rock or soft clay, add undercut backfill as a separate line so the concrete quantity does not absorb it.
Next, the rebar. A typical detail calls for two continuous #4 bars. Two bars times 168 linear feet equals 336 linear feet, plus 10 percent for laps and waste, or about 370 linear feet. Add dowels at 4 feet on center: 168 ÷ 4 equals 42 dowels at roughly 2 feet each, or 84 linear feet, which brings the total to about 454 linear feet. Price that by the linear foot or convert to 20-foot sticks.
Finally, formwork. The footing needs forms on both sides, so 168 linear feet times two sides equals 336 linear feet of form, times 1 foot of height, or 336 square feet of contact area. Formwork is priced by contact area, not by concrete volume, and it is the line most often left out of a homeowner's budget.
When you send plans, include the foundation plan, the typical footing detail, and any geotechnical report. We return the takeoff in Excel and PDF by CSI division within 24 to 48 hours for most projects.
FAQ
Morristown construction estimating questions
How much does a takeoff cost for a Morristown project?
Pricing depends on plan count, square footage, and how many CSI divisions you want covered. A single-family house with architectural, structural, and MEP sheets prices differently from a shell commercial building with a full civil set. We quote per project after reviewing the drawings, and pricing uses ZIP-code-adjusted material and labor data for the Morristown area. Send the plan set through our estimate request page and we will confirm scope and turnaround before any work starts.
How fast can you turn around a Morristown bid?
Most projects return in 24 to 48 hours, delivered as Excel and PDF organized by CSI MasterFormat division with marked-up plan sets. Rush turnaround is available when your bid date is tight. The main variable is how complete the drawings are; missing elevations, unclear footing details, or a spec book that does not match the plans add time because we have to document assumptions rather than guess.
Where do the Morristown permit numbers on this page come from?
They 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 the 197 total units, the 155 single-family and 42 multifamily split, and the $43M permitted value exclude commercial permits, additions, and renovations. Use them as a demand signal, not as a full picture of construction activity in Hamblen County.
Do you handle commercial and industrial work in Morristown?
Yes. Commercial estimating services cover tenant fit-outs, retail, offices, and light industrial buildings, and industrial estimating services cover process buildings, equipment pads, and utility work. On commercial sets we take off all 50 CSI divisions where drawings support it, and we flag divisions that are design-build or allowance-based so you know what is not yet priceable. Morristown's industrial base along the interstate corridors makes pad and utility takeoffs common.
What do you need from me to start a takeoff?
Send the full plan set: architectural, structural, civil, and MEP sheets, plus the specifications and any addenda. A geotechnical report helps on foundation and sitework pricing. If you have a bid form or a scope sheet from the general contractor, include it so we can match line items to the divisions they expect. Marked-up plan sets come back with the estimate so you can trace every quantity to the sheet it came from.
Can you estimate residential and multifamily projects in Morristown?
Yes. Residential estimating services cover custom and production single-family homes, and multi-family estimating services cover duplexes, townhomes, and apartment buildings. Morristown permitted 42 multifamily units in 2025, about 21 percent of the residential total, so both product types are active here. Multifamily takeoffs are organized by building type and repeated floor plates so you can price a unit and multiply rather than counting every room.
How do you handle soil and rock conditions in a takeoff?
We do not guess at rock. If the geotechnical report identifies weathered shale or shallow rock, we carry a separate rock excavation line by cubic yard and an undercut backfill line by cubic yard, and we note the assumption on the estimate cover sheet. If there is no report, we state that rock is excluded and priced as a change order. That protects your bid from absorbing a condition nobody measured.
Do you cover nearby cities in East Tennessee?
Yes. We work across the region, including Cookeville, Oak Ridge, Maryville, Bristol, and Gallatin, plus La Vergne and the rest of the state through our Tennessee construction estimating services. Material and labor pricing is adjusted by ZIP code, so a takeoff for Morristown does not carry Nashville pricing or Knoxville pricing unless the work is actually there.
What software do you use for takeoffs?
We measure in Bluebeam Revu and PlanSwift and price with RSMeans data adjusted to the project ZIP code. That combination lets us produce a quantity-first takeoff, where every line traces back to a measurement on a marked-up sheet, rather than a lump sum pulled from a unit-price table. The deliverable is Excel and PDF by CSI division, so your estimator or your subs can reprice individual lines.
Can you price a project from partial drawings?
Yes, with a documented assumptions list. If elevations or MEP sheets are missing, we take off what the drawings support, state what was assumed for the rest, and mark those lines clearly in the estimate. That lets you bid on time while showing the general contractor exactly which quantities are firm and which are subject to revision when the full set is issued.
Other Tennessee cities we cover
Popular services in Morristown
Send your Morristown project plans for a quote
Upload your plan set and we will confirm scope, divisions, and turnaround, then return a quantity takeoff in Excel and PDF within 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.