What does construction cost per square foot include?
Construction cost per square foot is total construction cost divided by building area. The number only means something once you know what is in the cost and which area was used.
The ranges on this page come from Rider Levett Bucknall’s North America Quarterly Cost Report for Q3 2026, published September 28, 2026, with data current to mid-Q3 2026. RLB states that US values are hard construction costs in US dollars per square foot of gross floor area.
Hard costs generally mean the building itself. They usually leave out:
- Land and financing
- Design and engineering fees
- Permits and impact fees
- Furniture, fixtures and equipment
- Owner contingency
Other sources define cost differently. RSMeans’ published square foot models, for example, add contractor fees and architectural fees to the building cost. Always check the definition before comparing two numbers.
Cost per square foot by city and building type
Hard construction cost in US dollars per square foot of gross floor area, low to high, from the RLB Q3 2026 report. Selected US cities.
| City | Office, prime | Office, secondary | Retail, strip center | Warehouse |
|---|---|---|---|---|
| Austin | $260 to $435 | $170 to $235 | $200 to $265 | $75 to $155 |
| Boston | $470 to $745 | $290 to $435 | $180 to $285 | $140 to $230 |
| Chicago | $360 to $585 | $220 to $355 | $170 to $280 | $155 to $245 |
| Dallas | $265 to $445 | $165 to $240 | $200 to $270 | $75 to $155 |
| Denver | $350 to $575 | $250 to $350 | $235 to $350 | $140 to $225 |
| Los Angeles | $280 to $425 | $220 to $315 | $165 to $240 | $150 to $230 |
| New York | $435 to $1,010 | $250 to $625 | $395 to $795 | $155 to $250 |
| Phoenix | $275 to $475 | $185 to $250 | $135 to $220 | $85 to $170 |
| Seattle | $390 to $690 | $255 to $360 | $220 to $350 | $195 to $265 |
| Washington, D.C. | $355 to $590 | $245 to $385 | $160 to $260 | $140 to $225 |
Source: RLB Construction Cost Report, North America, Q3 2026. RLB notes costs vary with site conditions, climate, standards of specification and market conditions.
Warehouse construction cost per square foot
Warehouses are among the lowest-cost building types in the RLB report, alongside surface parking. Across the 18 US cities it covers, warehouse hard costs run from $75 per square foot at the low end in Austin and Dallas to $370 at the high end in Portland.
What moves a warehouse within its range:
- Clear height. Taller buildings need heavier columns, taller wall panels and more fire protection.
- Slab. Thickness, reinforcement and flatness requirements for racking and forklifts.
- Fire protection. High-piled storage can require larger sprinkler systems and a fire pump.
- Dock count and doors. Dock positions, levelers and overhead doors add up quickly.
- Office share. Every square foot of finished office raises the blended cost.
- Refrigeration. Cold storage is a different building, priced well above dry storage.
- Site work. Truck courts, trailer parking and stormwater can rival the building cost on a large site.
Apartment, hotel and hospital construction cost per square foot
Same source and basis: RLB Q3 2026, hard construction cost per square foot of gross floor area.
| City | Multifamily | Hotel, 3 star | Hospital, general | Elementary school |
|---|---|---|---|---|
| Austin | $190 to $285 | $315 to $465 | $495 to $700 | $290 to $405 |
| Boston | $295 to $400 | $360 to $590 | $640 to $1,230 | $650 to $770 |
| Chicago | $235 to $505 | $385 to $515 | $465 to $935 | $320 to $480 |
| Dallas | $195 to $285 | $315 to $465 | $495 to $710 | $290 to $415 |
| Denver | $225 to $415 | $350 to $525 | $715 to $1,000 | $400 to $550 |
| Los Angeles | $275 to $450 | $325 to $430 | $725 to $1,095 | $430 to $565 |
| New York | $260 to $510 | $395 to $540 | $670 to $1,025 | $580 to $725 |
| Phoenix | $205 to $305 | $235 to $360 | $545 to $765 | $310 to $445 |
| Seattle | $295 to $505 | $360 to $505 | $680 to $960 | $470 to $705 |
| Washington, D.C. | $225 to $375 | $295 to $465 | $545 to $970 | $405 to $620 |
Hospitals cost the most per square foot because of medical gas, heavy mechanical and electrical systems, redundancy and code requirements. Multifamily varies with height and construction type: wood-frame podium buildings and concrete high-rises sit at opposite ends of the range.
Short on time? Bidmere can do this for you. Trade estimates from $195, ready in 48 hours. See rough order of magnitude and budget estimates or get a fixed quote.
Tenant improvement, church, restaurant and data center costs
The RLB report does not publish ranges for these types, and we do not quote unsourced numbers. Here is what drives each one instead.
- Tenant improvement cost per square foot depends on what is already there. A second-generation space that reuses walls, ceilings and HVAC costs far less than a cold shell. MEP changes and code upgrades drive most of the cost.
- Church construction is driven by the sanctuary: large clear spans, high ceilings, acoustics, audio-visual systems and assembly-occupancy fire and egress requirements.
- Restaurant construction is driven by the kitchen: hood and exhaust, grease interceptor, gas service, walk-in coolers and the larger electrical service they need.
- Data center construction is usually budgeted by critical power capacity, not just floor area, because electrical and cooling equipment dominate the cost.
For any of these, a budget built from your drawings beats a published average.
What drives construction cost per square foot up or down?
Two buildings of the same type in the same city can land at opposite ends of a range. The usual reasons:
- Building size. Fixed costs spread over more area. Small buildings cost more per square foot.
- Shape. More perimeter per square foot means more exterior wall.
- Height and structure. Wood, steel and concrete frames carry very different costs.
- Enclosure. Curtain wall, brick, metal panel and tilt-up differ widely.
- MEP intensity. Labs, kitchens and hospitals carry far more mechanical and electrical work per square foot.
- Finish level. Specification standard is one of the variables RLB names.
- Site conditions. Rock, poor soils, a high water table or a tight urban site.
- Labor market. RLB reports US construction unemployment at a 26-year low of 3.1%, driving wage growth.
- Material prices. RLB reports construction input costs up 8.9% year over year, with steel mill products up 23.4%.
- Time. Cost per square foot is a moving target. Escalate any published figure to your construction midpoint.
For a quick check before a full estimate, try the free demolition cost calculator, CMU block calculator or stud framing calculator.
How fast are construction costs rising in 2026?
Faster than earlier in the year. RLB’s National Construction Cost Index rose to 292.28 in July 2026, up from 288.58 in April and 285.47 in January. That is 1.28% for the quarter, the largest single-quarter rise in two years, and 4.45% year over year.
If you use a published cost per square foot for a project that starts next year, escalate it. A range from mid-2026 will understate a 2027 midpoint.
How do you get a project-specific construction cost estimate?
Move from a published range to your own number in steps, as the design develops.
- Program only: use a sourced cost per square foot range, adjusted for city and date, as a screening number.
- Concept or schematic drawings: build a rough order of magnitude estimate by building system, with assumptions written down.
- Design development: price assemblies and key quantities for a budget the owner can approve.
- Construction documents: a full takeoff and trade-by-trade estimate.
Bidmere prices budget estimates from your drawings and the cost data you approve. Multi-trade estimates are from $1,150, and single-trade estimates are priced from $195. You get a fixed quote within 2 business hours and pay only after you accept the price and delivery date.
For a quick check before a full estimate, try the free concrete calculator, drywall calculator or painting cost per square foot calculator.
Frequently asked questions
What is the average commercial construction cost per square foot?
There is no single useful average because building type and city move the number so much. In RLB’s Q3 2026 report, US hard costs range from $75 per square foot for low-end warehouses to more than $1,000 for prime New York offices and some hospitals. Use the range for your building type and city.
How much does it cost to build a warehouse per square foot?
RLB’s Q3 2026 report puts US warehouse hard construction costs between $75 and $370 per square foot of gross floor area, depending on the city. Austin and Dallas show $75 to $155, and Seattle $195 to $265. Clear height, slab, fire protection, docks, office share and site work move a project within the range.
How much does an office building cost per square foot?
RLB’s Q3 2026 report shows prime office hard costs from $260 to $435 per square foot in Austin up to $435 to $1,010 in New York. Secondary offices run lower, such as $165 to $240 in Dallas. Structure, enclosure, MEP systems and finish level drive the spread.
What does apartment construction cost per square foot?
RLB’s Q3 2026 multifamily ranges include $190 to $285 per square foot in Austin, $235 to $505 in Chicago and $295 to $505 in Seattle, as hard costs per square foot of gross floor area. Height, construction type, parking and amenity space are the main drivers within each range.
Do cost per square foot figures include land and soft costs?
Not in the RLB figures on this page. RLB states its US values are hard construction costs per square foot of gross floor area. Land, financing, design fees, permits, furniture and equipment, and owner contingency are generally extra. Other sources, such as RSMeans square foot models, include contractor and architect fees, so check definitions.
Are construction costs still going up?
Yes. RLB’s National Construction Cost Index rose 1.28% in the quarter to July 2026, the largest quarterly rise in two years, and 4.45% year over year. RLB also reports construction input costs up 8.9% year over year. Escalate any published figure to your construction midpoint.
How accurate is a cost per square foot estimate?
It is a screening number. AACE International places estimates built on area-based factoring in Class 5, with typical ranges as wide as -20% to -30% low and +30% to +50% high. Accuracy improves as the design develops and the estimate moves to assemblies and measured quantities.
How do I get a construction cost estimate for my project?
Send your drawings, even if they are early, along with any program and the cost data you trust. Bidmere returns a budget by building system with every assumption stated. Multi-trade estimates are from $1,150. You get a fixed quote within 2 business hours and pay only after you accept.