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building costs in Seattle

14 days ago

I’m starting a big remodel / reconstruction project for my house in the Seattle area. Are there any contractors that do fixed bid work? I keep getting advice to get a fixed bid estimate but no one seems to want to do that anymore. I know a lot of it depends on finishes etc, but what is “average” for cost / sq ft these days?

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Comments (12)

PRO
HALLETT & Co.
14 days ago
$400-$500 sq foot or use an online calculator and double it. Do you live in an area where the cost per square foot at resale supports that? Obviously I’m guessing as you have provided no description of the project.
Nimi Banks
Original Author
14 days ago
I’m on Mercer Island. It’s basically a rebuild - my current bids are in the $550+ range and it feels super high to me. Resale may support that but I don’t want to spend that much on the project
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We built our own house in Snohomish County. Costs are so variable that it's hard to predict. For instance, in King County, permits are pricey, complicated, and terribly time consuming. Snohomish County was easier. I don't know what it's like in Whatcom County. If you have a lot with *any* complications, say, a wetland or a possible slope hazard, those things will factor into the cost of getting a permit. Septic - you probably don't know what kind of septic system you can get on the lot - some septics can be much more pricey than others. A well - similar issues. Plus, you need some kind of structure to house the well equipment. More money. Foundation costs are hard to predict because materials can vary substantially in costs - I think our foundation was about $15,000 for a similar sized structure and foundation type. We ran the utilities in from the street ourselves - not terribly difficult and probably wouldn't add that much to your over all cost. How much to hook up to electric? That's another variable cost. I don't remember how much ours was. But in building a home - there are costs lurking around every corner. Things that you just don't think about. If you have skills/energy to contribute to the building project, that will save money. For instance, my dh is an engineer, so he was able to do our site plan; if you hire that done, that would cost another chunk of money. If you are looking for a great financial deal, I wouldn't recommend building a new house. The costs are too unpredictable. Incidentally, not all HOAs are bad. We are in one with *annual* fees of about $300. Very few rules, and the annual meetings are a good way to connect with our neighbors. We really like it here!
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wsea
14 days ago
last modified: 14 days ago
Im in the area, 550/sq seems pretty low.. but i havent done any major work for 9 years
PRO
Joseph Corlett, LLC
14 days ago
Nimi:

You've got sticker shock and you're not the only one. The contractor is just as surprised as you are, believe me.
PRO
Zumi
14 days ago
$550 a square is LOW for an island ”rebuild”. It’s probably more realistic to double that.
wsea
14 days ago
To be clear Mercer island is an island but it is connected by 2 bridges.
worthy
14 days ago
last modified: 14 days ago
And to be clearer yet, the average annual household income is US$290,655. It is regularly one of the wealthiest cities in the US.
PRO
Jeffrey R. Grenz, General Contractor
13 days ago
"my current bids are $550"

I have the solution to saving costs:

you will need to cut scope and/or level of finish
PRO
Charles Ross Homes
13 days ago
"...my current bids are in the $550+ range and it feels super high to me. Resale may support that but I don’t want to spend that much on the project."

If you have an intended budget for your project (and who doesn't?) the best chance of achieving it is to select a remodeler to work with you and your architect beginning early in the design phase. The remodeler can provide cost estimates to inform the design. With that information, the project scope can be reined in before you pay for a set of more detailed plans for a larger scope of work that won't get built.
millworkman
13 days ago
550+ overall dollars or per sq ft?
Tish
12 days ago
It is well known that renovations start at about double the cost of new builds. And go up from there. It appears that you are shocked at discovering that. Which casual research should have clearly shown you.
Nimi Banks
Original Author
12 days ago
Tish, thanks for your comment.

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