Commercial TI cost benchmarks vary by an order of magnitude across scope types. A simple coworking buildout runs $95 per square foot at the low end; a USP 800 hazardous compounding pharmacy can run $400+ per square foot. The 2026 benchmarks on this page cover the common commercial TI scopes, calibrated quarterly against material indices and regional labor data, and broken out by scope-driven add-ons so you can build a realistic bid range during the early consult.
These benchmarks come from the BuildCrux unit-cost lookup table — the same table the multi-pass AI pipeline references on every estimating run. Updated quarterly against BLS PPI material indices and BLS wage indices for skilled trades by metropolitan region.
How to read these benchmarks
Every benchmark below is a national average expressed as a per-square-foot range. The range spans from economy buildout (lowest-tier finishes, basic compliance, minimal specialty equipment) through high-end (designer finishes, full code compliance, premium specialty equipment). All figures are customer-facing bid prices — direct cost plus commercial uplift plus GCs plus overhead plus contingency plus profit. Direct cost is roughly 50 to 60 percent of the bid figure on commercial TI.
Restaurant TI cost benchmarks
2026 restaurant TI cost benchmarks. All include hood, ANSUL, grease interceptor, code-driven additions.
| Scope | $/sqft (2026) | Plan sheets | Notes |
|---|---|---|---|
| Fast-casual restaurant | $185 - $285 | 20-35 | Counter service, no table service |
| Quick-service / drive-thru | $245 - $385 | 25-45 | Drive-thru adds $35-65/sqft |
| Full-service restaurant | $225 - $345 | 25-45 | Full kitchen, hood, ANSUL, grease |
| Specialty / upscale dining | $285 - $485 | 30-50 | Designer finishes, custom millwork |
| Cafe / coffee shop | $165 - $265 | 15-25 | Espresso bar, light kitchen |
| Bar / tavern (no kitchen) | $135 - $225 | 15-25 | Bar build-out, lighter MEP |
| Brewery taproom | $195 - $325 | 25-40 | Glycol lines, cold storage, draft |
| Food hall stall (single) | $245 - $395 | 15-25 | Compressed scope, full code |
| Ghost kitchen | $215 - $345 | 20-30 | No customer area; production-only |
Dental + veterinary TI
| Scope | $/sqft (2026) | Plan sheets | Notes |
|---|---|---|---|
| General dental office (4-6 chairs) | $145 - $245 | 20-30 | Standard hygiene + operatory |
| Specialty dental (ortho, perio, oral surgery) | $185 - $325 | 25-40 | Imaging room, sterilization suite |
| Dental + lab combined | $215 - $345 | 30-45 | In-house lab adds plumbing + ventilation |
| Veterinary GP clinic | $165 - $245 | 20-35 | Exam rooms, treatment, surgery |
| Veterinary specialty + surgical | $225 - $385 | 30-50 | Advanced imaging, surgical suite |
| Veterinary emergency / 24-hour | $245 - $445 | 35-55 | ICU, isolation, decontamination |
Medspa + aesthetic medicine
| Scope | $/sqft (2026) | Plan sheets | Notes |
|---|---|---|---|
| Medspa (botox/filler/facials) | $145 - $245 | 15-25 | Treatment rooms, light medical |
| Aesthetic medicine (lasers, body contouring) | $185 - $325 | 20-30 | Dedicated laser room, power, ventilation |
| Plastic surgery clinic (non-OR) | $245 - $385 | 25-40 | Consultation, procedure, recovery |
| Plastic surgery clinic (with OR) | $385 - $625 | 40-60 | AORN-compliant OR, sterile processing |
| Wellness clinic (IV therapy, peptide) | $135 - $215 | 15-25 | Treatment lounges, exam |
Pharmacy + compounding
2026 pharmacy TI cost benchmarks. USP 797 and USP 800 compliance drives cost above standard medical TI.
| Scope | $/sqft (2026) | Plan sheets | Notes |
|---|---|---|---|
| Retail pharmacy (Walgreens-style) | $165 - $245 | 20-30 | No compounding |
| Pharmacy + light non-sterile compounding | $185 - $285 | 25-40 | USP 795 |
| Pharmacy + USP 797 sterile compounding | $225 - $345 | 40-60 | LAF hood, anteroom, classified spaces |
| Pharmacy + USP 800 hazardous compounding | $285 - $445 | 50-80 | BSC, negative pressure, full ISO classification |
| Full USP 797 + 800 compounding center | $325 - $485 | 70-120 | Multiple classified suites, dedicated HVAC |
| Compounding-only facility (the validation case) | $233 - $283 | 70-100 | BuildCrux pharma validation reference range |
Healthcare + clinical TI
| Scope | $/sqft (2026) | Plan sheets | Notes |
|---|---|---|---|
| Primary care clinic | $165 - $245 | 20-35 | Exam rooms, lab, light imaging |
| Urgent care | $185 - $295 | 25-40 | Imaging, lab, treatment rooms |
| Specialty clinic (cardiology, derm, GI) | $225 - $385 | 30-50 | Specialty equipment, procedure rooms |
| Imaging center (MRI, CT) | $385 - $625 | 40-70 | Shielding, equipment foundations, vibration isolation |
| Ambulatory surgery center (ASC) | $485 - $785 | 70-120 | AORN-compliant ORs, sterile processing, recovery |
| Dialysis center | $325 - $485 | 40-65 | Water treatment, RO loops, treatment stations |
| Behavioral health clinic | $165 - $265 | 25-40 | Group rooms, calming finishes, safety-rated hardware |
Retail + service-retail TI
| Scope | $/sqft (2026) | Plan sheets | Notes |
|---|---|---|---|
| Small-box retail (soft goods) | $95 - $165 | 15-25 | Apparel, gift, lifestyle |
| Small-box retail (hard goods) | $135 - $215 | 20-30 | Electronics, hardware, books |
| Specialty retail (jewelry, art, premium) | $185 - $325 | 25-40 | Display cases, security, lighting |
| Salon (hair / nail) | $125 - $215 | 15-25 | Chairs, sinks, plumbing |
| Spa / day spa | $145 - $245 | 20-35 | Treatment rooms, hydrotherapy |
| Fitness studio (yoga, pilates, barre) | $95 - $165 | 15-25 | Specialty floor, mirror, sound |
| Fitness club (full gym) | $135 - $245 | 25-40 | Locker rooms, showers, MEP |
| Cycle / spin studio | $125 - $215 | 15-25 | Sound system, lighting, ventilation |
| Bike shop / sporting goods | $95 - $175 | 15-25 | Standard retail + service area |
Office + coworking TI
| Scope | $/sqft (2026) | Plan sheets | Notes |
|---|---|---|---|
| Small office TI (single-tenant) | $95 - $175 | 15-25 | Open plan, conference, small kitchen |
| Corporate office (mid-tier) | $125 - $225 | 20-35 | Branded buildout, conference, breakrooms |
| Corporate office (executive) | $215 - $385 | 30-50 | Designer finishes, custom millwork |
| Coworking buildout | $95 - $185 | 20-30 | Mixed open plan + private offices + amenities |
| Law / financial professional | $165 - $285 | 25-40 | Built-in millwork, conference, library |
| Tech startup buildout | $125 - $215 | 20-35 | Open plan, war rooms, kitchen, lounges |
| Government office | $145 - $245 | 20-35 | Compliance-driven specs, security |
| Call center | $95 - $155 | 15-25 | Dense open plan, breakrooms |
Cannabis dispensary TI
| Scope | $/sqft (2026) | Plan sheets | Notes |
|---|---|---|---|
| Adult-use dispensary (retail-only) | $245 - $385 | 25-40 | Security, vault, separate ventilation |
| Medical dispensary | $225 - $365 | 25-40 | Same plus consultation areas |
| Dispensary + on-site cultivation | $325 - $585 | 50-80 | Grow room separation, light, HVAC |
| Dispensary + on-site manufacturing | $385 - $625 | 60-100 | Extraction room compliance, ventilation |
| Cannabis lounge (consumption-permitted) | $285 - $445 | 30-50 | Ventilation, smoke-eaters, separate zones |
Run a real estimate on your TI bid
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Get StartedRegional cost adjustments
Commercial TI regional multipliers run higher than residential because commercial scope is more labor-intensive, and commercial labor sees larger regional swings.
| Region | Multiplier vs national avg | Example markets |
|---|---|---|
| Northeast (urban) | 1.35 - 1.55 | NYC metro, Boston, Philadelphia |
| West Coast (urban) | 1.40 - 1.60 | SF Bay, LA, Seattle |
| West Coast (suburban) | 1.20 - 1.35 | Sacramento, Inland Empire, Portland |
| Mountain West | 1.05 - 1.20 | Denver, Salt Lake, Boise, Phoenix |
| Midwest (urban) | 0.95 - 1.15 | Chicago, Minneapolis, Detroit |
| Midwest (suburban/rural) | 0.80 - 0.95 | Iowa, Wisconsin, Indiana, Missouri |
| Southeast (urban) | 0.95 - 1.10 | Atlanta, Charlotte, Nashville, Raleigh |
| Southeast (suburban/rural) | 0.75 - 0.90 | Alabama, Mississippi, rural Carolinas |
| Texas (urban) | 0.95 - 1.15 | Dallas, Houston, Austin, San Antonio |
| Texas (suburban/rural) | 0.85 - 0.95 | East TX, West TX, Rio Grande Valley |
| Florida (urban) | 1.00 - 1.20 | Miami, Tampa, Orlando, Jacksonville |
Scope-driven add-ons
These line items get added on top of the base $/sqft figure when scope triggers them.
| Add-on | 2026 cost | When required |
|---|---|---|
| Panel upgrade (200A to 400A) | $25,000 - $65,000 | Commercial buildout when existing service inadequate |
| Panel upgrade (400A to 800A) | $55,000 - $145,000 | Specialty equipment, dense MEP loads |
| Water service upgrade | $15,000 - $85,000 | Food service, medical, high-fixture-count TI |
| Gas service upgrade | $8,000 - $45,000 | Restaurant, dry cleaner, light industrial |
| RTU (rooftop unit) addition | $18,000 - $65,000 | HVAC capacity inadequate |
| Grease interceptor (in-ground) | $12,000 - $35,000 | Food service |
| ANSUL system (hood fire suppression) | $8,000 - $24,000 | Hood-equipped kitchen |
| Sprinkler addition (200-500 heads) | $15,000 - $48,000 | Compartmentation, fire code triggers |
| ADA accessibility upgrades | $8,000 - $45,000 | TI in non-compliant existing space |
| Asbestos abatement (1970s+ building) | $15,000 - $85,000 | When tested positive |
| LAF hood (sterile compounding) | $45,000 - $125,000 | USP 797 pharmacy |
| BSC (biosafety cabinet, hazardous) | $35,000 - $95,000 | USP 800 hazardous compounding |
| Dental compressor / vacuum | $15,000 - $35,000 | Dental office |
| Medical-grade vacuum / air | $25,000 - $75,000 | Surgery center, specialty clinic |
| Imaging room shielding (lead) | $25,000 - $85,000 | X-ray, mammography, CT, fluoro |
| MRI shielding (RF + magnetic) | $85,000 - $245,000 | MRI suite |
| Commercial walk-in cooler / freezer | $25,000 - $85,000 | Food service, pharmacy |
| Bond premium | 0.6% - 2.5% of project | Public project, larger private projects |
| Permit + plan check fees | 2% - 6% of project | Most jurisdictions |
Frequently asked questions
What does a restaurant TI cost in 2026?+
Fast-casual restaurant TI runs $185-285/sqft in 2026, with a national median of about $228/sqft. Full-service with table service runs $225-345/sqft (median $278). Quick-service with drive-thru runs $245-385/sqft (median $312). All figures include the hood + ANSUL + grease interceptor scope that designers often leave implicit.
How much does a dental office buildout cost in 2026?+
General dental office TI (4 to 6 operatories) runs $145-245/sqft. Specialty dental (orthodontics, periodontics, oral surgery) runs $185-325/sqft because of imaging rooms and sterilization suites. Add $15K-35K for dental compressor and vacuum systems.
Why is pharmacy compounding so much more expensive than retail pharmacy?+
USP 797 (sterile) and USP 800 (hazardous) compounding require classified spaces — ISO 5/7/8 cleanrooms, dedicated anteroom, negative-pressure suites for hazardous compounding, LAF or BSC hoods, dedicated HVAC with HEPA filtration. A USP 800 compounding pharmacy runs $285-445/sqft versus $165-245/sqft for a retail pharmacy without compounding. The BuildCrux $233-283/sqft pharma validation case was a USP 797/800 compounding-only facility — purpose-built for compounding, no retail.
What is the typical commercial uplift compared to residential pricing?+
Commercial TI scope demands a 1.10 to 1.45 uplift on direct cost relative to residential before layering general conditions, overhead, contingency, and profit. The uplift reflects more supervision, QC, safety overhead, multi-trade coordination. Skipping the uplift is the most common cause of commercial TI underbidding by residential contractors moving up.
Should I price specialty equipment in my bid or have the owner procure?+
Owner-procured is more common for medical and dental equipment because owners get manufacturer discounts and warranty terms direct. Contractor-procured is more common for restaurant equipment, walk-in refrigeration, and specialty HVAC. If you procure, add 8 to 15 percent equipment markup. If owner procures, you still coordinate delivery and pre-install conditions; price that coordination in general conditions.
How accurate are these benchmarks for my specific market?+
National averages anchor the conversation. Apply the regional multiplier above for your metro area to get a realistic range. For an actual bid, run line-item takeoff against your plan set with your own calibrated unit costs. BuildCrux multi-pass pipeline lets you override default unit costs with your own data so AI estimates inherit your calibration.
The bottom line
Commercial TI cost benchmarks span an order of magnitude — from $95/sqft coworking buildouts to $625+/sqft surgery centers — because the scope, code burden, and specialty equipment vary enormously by use type. The 2026 ranges on this page anchor the early conversation with an owner-rep and sanity-check your bid before submission. For the actual bid, run line-item takeoff against the plan set with your calibrated unit costs.
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