Residential takeoffs
Single-family and townhome quantity takeoffs by division, from slab and framing through finishes, for McKinney subdivision builders.
SF · EA · LFMcKinney, TX
Construction estimating services in McKinney, TX
We prepare quantity takeoffs and cost estimates for builders and bidders working in McKinney, Collin County, and the surrounding North Texas market. Send your plans and we return Excel and PDF pricing organized by CSI MasterFormat division, with marked-up plan sets.
24–48 hours for most projectsTypical turnaround
Every CSI divisionSitework through MEP
McKinney ZIP pricingLocal material and labor
Price confirmed firstBefore any work starts
Census BPS · McKinney · 2025Real permit data
McKinney new housing permits2025
New housing units3,040Change vs. 2024−22%Permitted construction value$779MAverage value per unit$256,300Rank among covered Texas cities#8
Single-family: 1,649 (54%)Multifamily: 1,391 (46%)
U.S. Census Bureau, Building Permits Survey, 2025. Residential only.
What makes construction estimating in McKinney different?
McKinney's 2025 permit volume ran to 3,040 new privately-owned residential units, with 46% multifamily — so you bid both detached homes and apartment shells in the same cycle. Collin County's expansive clay soils, summer heat that drives MEP sizing, and ZIP-adjusted RSMeans labor pricing shape the numbers more than any single trade.
- McKinney permitted 3,040 new housing units in 2025, #8 among the Texas cities we cover.
- About 46% were in multifamily buildings; 54% were single-family.
- Permit volume was down 22% compared with 2024.
McKinney sits in Collin County, about 30 miles north of Dallas, and it is one of the fastest-growing residential markets in the state. The city issued permits for 3,040 new privately-owned residential units in 2025, down 22% from 3,910 in 2024, with 1,649 single-family and 1,391 multifamily units. For bidders, that mix means you are pricing both subdivision infill and mid-rise multifamily in the same estimating cycle, often against the same subcontractor pool you would see in Frisco and Garland.
We build estimates from the plan set you send, not from a square-foot guess. That means foundation quantities taken off the structural sheets, framing counts by member size and spacing, and MEP counts by fixture and device schedule. Pricing is ZIP-code-adjusted for material and labor, so a McKinney address does not get priced like a Houston or Amarillo job. If you are comparing our numbers to an in-house takeoff, start with the statewide Texas estimating page for how we scope divisions.
- Coverage
- McKinney and nearby Texas communities
- Deliverable
- Excel estimate + marked-up PDF plans
- Pricing basis
- McKinney 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 bid-ready quantity takeoff before the GC deadline. We return division-coded quantities with waste factors and marked-up plans so your sub quotes line up line by line.
02
For builders. You are buying out a subdivision or multifamily phase and need budget-level costs by building type. We price per unit and per square foot so you can compare phases.
03
For owners. You are checking a contractor's proposal or a lender's cost breakdown. We reconcile quantities against the drawings and flag scope gaps before you sign.
McKinney by the numbers
McKinney's residential construction pipeline
Select a bar to compare McKinney with the largest Texas markets we cover.
3,040New housing units, 2025
4.2%Of all units in the Texas cities we cover
$779MPermitted residential value
46%In multifamily buildings
New housing units permitted in 2025. Source: U.S. Census Bureau, Building Permits Survey.
This city
McKinney
3,040 new housing units in 2025 (-22.3% vs 2024).
1,649 single-family · 1,391 multifamily (46%).
Permit volume and what it means for your bid
McKinney permitted 3,040 new privately-owned residential units in 2025, down 22% from 3,910 in 2024, according to the U.S. Census Bureau Building Permits Survey. Single-family accounted for 1,649 units and multifamily 1,391, a 46% multifamily share. The permitted value was $779M, averaging $256,300 per unit. For an estimator, that average matters more than the headline count: it tells you the typical unit carries finishes, MEP, and sitework consistent with a mid-market product, not a starter box or a luxury custom. McKinney ranked 8th of 25 covered Texas cities by units, at 4.2% of the 72,008-unit covered total. If you are bidding in the northern suburbs, the same labor and material pressures show up in Frisco and Irving estimates.
Cost drivers specific to Collin County
Collin County's expansive clay soils drive pier and beam or post-tension slab design, and that decision changes your concrete and foundation quantities more than any finish upgrade. Summer design temperatures around 100°F push HVAC tonnage and duct sizing, so mechanical counts should come off the load calculation, not a rule of thumb. On the sitework side, grading and utility runs in the blackland prairie shrink and swell with moisture, so import/export balance is a real cost line. Multifamily work adds fire-rated assemblies and NFPA 13 sprinkler scope that a single-family takeoff will not carry. Confirm the adopted code edition — IBC, IRC, IECC, NEC, and the plumbing and mechanical codes — with the local building department before you lock your scope.
Services
Construction estimating services in McKinney
We take off the divisions your project actually carries, priced with ZIP-adjusted RSMeans data for McKinney and Collin County.
Multifamily estimating
Unit-mix pricing for apartment and build-to-rent projects, including fire-rated assemblies and common-area scope.
UNIT · SFFoundation estimating
Post-tension slab and pier quantities driven by Collin County clay soils, with concrete, rebar, and formwork broken out.
CY · TON · SFFraming takeoffs
Stud, plate, joist, and truss counts by size and spacing, with typical waste factors applied per member type.
LF · EA · BFMEP estimating
Mechanical, electrical, and plumbing counts taken from fixture schedules and load calculations for North Texas design conditions.
EA · LF · TONSitework estimating
Mass grading, utility trenching, and paving quantities for McKinney sites, with import/export balance shown separately.
CY · LF · SYConcrete estimating
Slab, paving, and structural concrete takeoffs with formwork and reinforcement separated from placement labor.
CY · SF · TONRoofing estimating
Shingle, tile, and low-slope membrane quantities by roof plan and pitch, including flashing and underlayment.
SQ · LFWho we provide estimates for
Who we prepare McKinney estimates for
General contractors
You are bidding subdivision phases and mid-rise multifamily in Collin County against the same subcontractor pool active in Frisco and Garland. We return division-coded quantities so your buyout schedule lines up with the bid form.
Framing and foundation subcontractors
McKinney's expansive clay soils drive pier and beam or post-tension slab quantities. We take off pier counts, grade beams, and beam-and-header schedules by member size so your material order matches the structural sheets.
MEP subcontractors
With 1,391 multifamily units permitted in 2025, mechanical, electrical, and plumbing scopes are priced per fixture and per device. We count from schedules and riser diagrams, not from a square-foot allowance.
Residential builders and developers
You are buying out single-family lots and multifamily phases where 1,649 single-family units were permitted this year. We price per unit and per square foot so you can compare phase budgets before you release a purchase order.
Commercial and light industrial contractors
Collin County's growth supports retail pads, warehouses, and data-center-adjacent shell work. We estimate sitework, tilt-wall, and MEP rough-in from the civil and architectural sets.
Owners and lenders
You need a third-party check on a contractor's proposal or a draw schedule. We reconcile quantities against the drawings and flag missing scope before you fund the next phase.
Where we provide estimates
McKinney areas and nearby communities we cover
We estimate projects across McKinney and the surrounding Collin County corridor. If your plan set carries a city or county seal from any of these areas, the takeoff follows the same division-coded format.
Central McKinney and historic core
- Downtown McKinney
- Adriatica Village
- Stonebridge Ranch
- Trinity Falls
- Craig Ranch
North and west McKinney growth corridors
- Frisco
- Prosper
- Celina
- Anna
- Melissa
South and east McKinney
- Fairview
- Allen
- Princeton
- Farmersville
Nearby cities we cover
Property types
Types of McKinney properties we estimate
McKinney's 2025 permit mix ran 46% multifamily, with 1,649 single-family units and 1,391 multifamily units. That split means we price both subdivision housing and mid-rise apartment buildings in the same estimating cycle.
Single-family subdivisions
Production housing on 50-foot and 60-foot lots, priced per plan and per lot with foundation, framing, and MEP counts taken from the structural and trade sheets. We track model-by-model quantities so you can compare base plans and options.
Watch for: Pier counts, post-tension slab layout, and lot-specific retaining walls.
Multifamily and build-to-rent
Garden-style and mid-rise apartment buildings, including build-to-rent communities. We count unit types, corridor lengths, and common-area finishes by floor so you can price per unit and per square foot.
Watch for: Unit mix repetition, corridor MEP runs, and amenity-area scope.
Retail and restaurant shell
Pad sites and inline retail along the US 75 and SH 121 corridors. We estimate shell, storefront, and MEP rough-in, then separate tenant improvement scope so your base building bid stays clean.
Watch for: Storefront glazing, grease interceptor, and hood/duct rough-in.
Light industrial and warehouse
Flex, distribution, and light manufacturing buildings in the Collin County industrial corridor. We take off tilt-wall panels, slab thickness, dock equipment, and ESFR sprinkler mains from the civil and architectural sets.
Watch for: Slab flatness, dock pit excavation, and fire-pump room sizing.
K-12 and municipal buildings
School additions, municipal facilities, and public works buildings for the growing tax base. We estimate by CSI division and separate bid alternates so you can price base scope and add-ons independently.
Watch for: Prevailing wage, security electronics, and kitchen equipment.
Custom homes and estate lots
One-off custom homes on infill and estate lots, where the plan set is unique and quantities cannot be averaged. We take off every beam, column, and window schedule line so your material order matches the drawings.
Watch for: Steel beam connections, custom millwork, and site retaining structures.
Local factors
What changes a construction estimate in McKinney
McKinney sits in Collin County on the Blackland Prairie, where expansive clay soils and North Texas weather drive foundation and envelope costs. The city's permit volume also affects how quickly trades can mobilize.
Permitting and code cycle
McKinney enforces the adopted International Building Code, International Residential Code, and International Energy Conservation Code editions, plus local amendments for fire, drainage, and tree preservation. Permit review times and inspection sequencing affect your schedule, and schedule affects general conditions cost. Confirm the adopted code edition and any local amendments with the McKinney building department before you lock your bid.
City of McKinney Building Inspections · Collin County · IBC/IRC/IECCExpansive clay soils and foundations
Blackland Prairie clay shrinks and swells with moisture, so most McKinney foundations are post-tension slabs or pier-and-beam with drilled piers. Pier depth, bell size, and grade beam reinforcing are set by the geotechnical report, not by a standard detail. If your plan set does not include the soils report, foundation quantities carry more risk than the rest of the estimate combined.
Geotechnical report · Post-tension slab · Drilled piersClimate and wind loading
North Texas design wind speeds and hail exposure drive roof covering, sheathing nailing, and window ratings. Roofing estimates need to reflect the manufacturer's wind warranty requirements, not just square count. Freeze protection on plumbing and fire protection lines also adds insulation and heat-trace scope on multifamily and commercial work.
Design wind speed · Hail-resistant roofing · Freeze protectionLabor market and subcontractor capacity
McKinney competes for framing, concrete, and MEP labor with Frisco, Prosper, and Celina, where permit volume is also high. When the subcontractor pool is stretched, bids carry more escalation and longer lead times. We price labor from ZIP-code-adjusted rates, but your bid date and project duration still determine how much escalation to carry.
Framing crews · Concrete finishers · MEP tradesSitework, drainage, and land use
Collin County's flat-to-rolling terrain and clay soils require engineered drainage, retaining walls, and sometimes off-site improvements. Sitework quantities depend on cut-fill balance and the grading plan, so we take off earthwork by cross-section rather than by acre. Land use and setback rules also affect pad placement and utility routing.
Grading plan · Cut-fill balance · Storm drainageMaterials, logistics, and taxes
McKinney is served by the Dallas-Fort Worth material supply chain, but concrete, steel, and electrical gear lead times still move. We price material from ZIP-code-adjusted data and separate sales tax treatment where applicable. Freight and delivery windows for long-lead items should be confirmed with your suppliers before you finalize the bid.
DFW suppliers · Long-lead electrical gear · Sales taxMcKinney estimating guide
How McKinney conditions show up in a takeoff, trade by trade
McKinney's mix of single-family subdivisions and mid-rise multifamily — 46% of permitted units last year were multifamily — pushes different trades to the front of the takeoff depending on project type.
Sitework and earthwork
Collin County's blackland prairie clay shrinks and swells with moisture, so a takeoff here starts with over-excavation depth and lime or cement stabilization, not just cut and fill. We quantify stripping by area, then bank cubic yards for excavation, then compacted cubic yards for structural fill — the two are not interchangeable and the swell factor matters. Trench excavation for utilities, backfill, and import or export of spoil get separate lines because haul-off is where budgets drift. Storm drainage tied to local detention requirements adds pipe, inlets, and riprap quantities. Our sitework estimating services break these out by CSI division 31 so your grading contractor and your civil engineer are pricing the same dirt.
Framing and structural
Wood-framed single-family and light commercial framing is priced by linear feet of plate, stud count by height and spacing, and header schedules — not by square footage of floor area. On the multifamily side, we take off wood frame over podium separately from the podium's cast-in-place or CMU structure. Roof trusses come through as a supplier quote, but we still quantify sheathing, fascia, and blocking so you can check the quote against the plans. Wind bracing, hold-downs, and shear panel nailing schedules are counted individually; they are small dollars that get missed and then argued about. See framing estimating services for the format.
MEP and interior finishes
Mechanical, electrical, and plumbing takeoffs in McKinney multifamily work are fixture-and-device counts plus linear feet of pipe and conduit by size, with home-run counts for branch wiring. We separate rough-in from trim-out because the two are bid to different crews and often to different subcontractors. Interior finishes are taken off room by room: drywall by square foot with a waste allowance for board size, paint by wall and ceiling area, flooring by type and transition count, and casework by unit. Our MEP estimating services and multi-family estimating services teams use this same structure, which keeps your subcontractor bid leveling clean.
Concrete and foundations
Post-tensioned slab-on-grade is standard on McKinney residential and low-rise work, which means the takeoff needs tendon layout, edge forms, and a concrete volume calculated from the actual thickened-edge and beam depths rather than a flat 4-inch assumption. For multifamily podium and commercial shells, we separate footings, grade beams, slab-on-deck, and elevated decks by mix design and by placement method, because pump versus chute changes the labor line. Rebar is taken off by bar size and lap length, not by tonnage alone. Our foundation estimating services and concrete estimating services pages show the line structure we deliver for these scopes.
Roofing and envelope
North Texas hail drives roofing scope more than anything else, so the takeoff has to state the steep-slope covering, underlayment class, and whether ice and water shield is required at valleys and eaves by the adopted code. We measure roof area by slope plane, then add the waste factor for the specific profile — typical ranges run higher on hip roofs and lower on gable. For multifamily and commercial, we separate membrane roofing, tapered insulation crickets, flashing, and metal edge. Wall envelope lines cover WRB, rigid insulation thickness per the energy code edition in force, and sealant joints by linear foot. Roofing estimating services covers the full assembly.
Scope gaps we see on McKinney bids
- Over-excavation and lime stabilization depth left out entirely, then added as a change order once the geotech report is read.
- Spoil haul-off and disposal not separated from on-site fill, so the dirt line looks cheap and the trucking line is missing.
- Post-tension tendon and anchor quantities excluded from the concrete bid because they are supplied by a specialty vendor.
- Roof sheathing and flashing counted by the framer and again by the roofer, or by neither.
- Temporary power, site lighting, and final cleaning assigned to no trade at all.
- Fire-rated assembly requirements and sealant at rated joints omitted from the drywall and envelope scopes.
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 McKinney project
- Read the full setArchitectural, structural, civil and MEP drawings, the geotechnical report and every addendum.
- Check McKinney 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 McKinneyMaterial 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: McKinney multifamily podium — concrete and framing package
| Section | Line item | Qty | Unit |
|---|---|---|---|
| 03 30 00 | Slab-on-grade concrete, 4,000 psi | 1,240 | CY |
| 03 20 00 | Rebar, #4 and #5, including lap | 86,400 | LB |
| 03 10 00 | Edge forms and bulkheads | 3,180 | LF |
| 05 12 00 | Structural steel, podium columns | 24,600 | LB |
| 06 10 00 | Wood framing, 2x6 walls at 16 in. OC | 18,900 | LF |
| 06 10 00 | Roof and wall sheathing, 7/16 in. OSB | 42,300 | SF |
| 06 16 00 | Blocking and nailers, all types | 2,450 | LF |
| 07 21 00 | Batt insulation, R-15 walls | 38,700 | SF |
Worked example: slab-on-grade concrete for a McKinney multifamily building
This example sizes a slab-on-grade pour for a three-story wood-frame-over-podium building. Dimensions are illustrative; substitute your own plan dimensions before using the numbers.
We start with the building footprint and subtract the areas where the slab is replaced by structural deck or by thickened beams that we take off separately.
| Step | Calculation | Result |
|---|---|---|
| Footprint area | 120 ft × 62 ft | 7,440 SF |
| Deduct elevator pit and stair footprint | 7,440 − 240 | 7,200 SF |
| Slab thickness | 4 in. nominal | 0.333 ft |
| Net concrete volume | 7,200 × 0.333 | 2,400 CF |
| Convert to cubic yards | 2,400 ÷ 27 | 88.9 CY |
| Add thickened edges (perimeter) | 620 LF × 1.5 ft × 1.0 ft ÷ 27 | 34.4 CY |
| Add interior grade beams | 410 LF × 1.5 ft × 1.0 ft ÷ 27 | 22.8 CY |
| Subtotal | 88.9 + 34.4 + 22.8 | 146.1 CY |
| Waste and pump loss, 5% | 146.1 × 1.05 | 153.4 CY |
| Order quantity | round up to full truck increments | 154 CY |
The waste factor here is 5%, which is typical for a pumped slab with a steady pour. If the placement is chute-placed with multiple cold joints, use 7% to 8%. Rebar is taken off separately: #4 at 16 in. each way over the net slab area gives roughly 7,200 × 2 ÷ 1.33 × 0.668 lb/ft, before laps. We add 10% for lap and chairs, then list dowels, tendon anchors, and chairs as individual lines. Vapor retarder, granular base, and termite treatment are their own CSI sections and should not be buried in the concrete line. If your geotech report calls for lime stabilization under the slab, that depth is a separate excavation and mixing quantity — measure it in square yards of treated area at the specified depth, not as a lump sum. For the full division structure we deliver on this scope, see our concrete estimating services page.
FAQ
McKinney construction estimating questions
How long does a takeoff for a McKinney project take?
Most projects are returned in 24–48 hours, and rush turnaround is available when your bid date is close. The clock starts when we have a complete set: architectural, structural, civil, and the MEP drawings if you want those divisions priced. Partial sets get priced as partial sets, and we flag what is missing. Large multifamily or industrial packages with many sheets take longer, and we tell you the delivery date before we start rather than after.
What format do you deliver the estimate in?
Excel and PDF, organized by CSI MasterFormat division, with marked-up plan sets so you can see exactly which sheet each quantity came from. The Excel file has quantities, units, and formulas visible, so you can adjust waste factors or unit costs yourself. The marked-up PDFs are useful when a subcontractor questions a count — you can point to the sheet and the highlighted area rather than re-measuring the whole plan.
Do you price with local McKinney costs or national averages?
We use RSMeans data with ZIP-code-adjusted material and labor pricing, so the numbers reflect the local market rather than a national average. Labor rates, material delivery, and subcontractor pricing vary across the Dallas–Fort Worth area, and a bare national number will miss that. If you have recent subcontractor quotes from your own McKinney projects, send them and we will reconcile our unit costs to yours so the estimate matches what you are actually paying.
Can you take off post-tension slabs and complex foundations?
Yes. Post-tension work is taken off by slab area, thickness, and tendon layout, with anchors, chairs, and edge forms as separate lines. We read the structural sheets for beam depths and thickened edges rather than assuming a uniform slab, because that is where the concrete volume actually lives. If the geotech report specifies lime or cement stabilization, we measure that as treated square yards at the specified depth and keep it out of the concrete line.
Do you handle both residential and commercial work in McKinney?
We do both. Single-family and townhome builders get takeoffs for foundations, framing, roofing, and finishes, often on a per-plan basis that they reuse across lots. Commercial and multifamily developers get full division-by-division estimates for podium, shell, and interior packages. The line structure differs because the trades differ, but the delivery format is the same: Excel and PDF by CSI division with marked-up plans.
Where does the permit data on this page come from?
The permit figures come from the U.S. Census Bureau's Building Permits Survey for 2025, counting permits issued by the city itself for new privately-owned residential units only. That means the totals cover single-family and multifamily housing starts and exclude commercial, industrial, and remodeling permits. In 2025 McKinney issued 3,040 residential units, down 22% from 3,910 in 2024, with 1,649 single-family and 1,391 multifamily units.
What do you need from me to start a McKinney estimate?
Send the full plan set in PDF, the specifications if they exist, and any geotech or civil reports you have. Tell us which divisions you want priced and whether you are bidding to a general contractor or to an owner. If there is a bid form or a scope sheet, include it, because the line items you are required to carry often differ from a standard takeoff. We confirm receipt and the delivery date the same day.
Can you help level subcontractor bids on a McKinney project?
Yes. Send the subcontractor proposals along with the plans, and we compare each one against our own takeoff line by line. The common findings are missing over-excavation, roofing underlayment specified but not priced, and fire-rated assemblies left out of the drywall scope. You get a written comparison showing which bidder included what, so you can decide whether the low number is actually low or just incomplete.
Do you cover nearby cities in Collin and Dallas counties?
We cover McKinney along with the surrounding market, including Frisco, Garland, Irving, Grand Prairie, Amarillo, and Brownsville. The same delivery standard applies: Excel and PDF by CSI division, marked-up plans, and 24–48 hour turnaround on most projects. If your project sits in a smaller jurisdiction inside Collin County, send the plans anyway — the takeoff method does not change, only the adopted code edition you need to confirm.
How do you handle waste factors on your takeoffs?
Waste is applied per material, not as one blanket percentage. Drywall typically runs 10% to 15% depending on board size and ceiling height, roofing shingles 10% to 15% depending on roof complexity, and concrete 5% to 8% depending on placement method. Rebar gets a lap allowance rather than a waste percentage. Every waste line is visible in the Excel file so you can change it if your crews perform differently.
Other Texas cities we cover
Popular services in McKinney
Send your McKinney project plans for a quote
Email your plan set and we will confirm the divisions, the delivery date, and the price before any work starts.
- 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.