A $59.6M Multifamily Base Bid, Priced Across Four Structures
A Stafford, Texas general contractor needed every division priced across a 264,000 SF community and three ancillary buildings. We delivered 3,443 line items they could open, adjust, and bid from.
About the Client
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Dulles Avenue Multifamily
Dulles Avenue Multifamily is a 4-story residential community in Stafford, Texas, covering 263,834 SF of gross internal area. Alongside the main building sit three ancillary structures: a 6-car garage, a 12-car garage, and a 5-car garage with a dog wash. The site adds 127,707 SF of hardscape and 9,300 SF of landscaping.
Industry
Private Multifamily
Year
2026
Services
Full GC Estimate, All Divisions
The Challenge
The general contractor needed a complete bid, not a single trade. That meant pricing every division, from general requirements and earthwork through finishes, MEP, and site utilities, across four separate structures, with labor and material shown separately.
Four buildings on one site also meant four sets of quantities that had to stay distinct for buyout while still rolling into a single number the GC could submit.
$59.6M
base bid delivered
3,443
priced line items
41
subcontractor trades covered
The Solution
We built a separate estimate tab for each structure, then rolled them into one cost summary, so the GC could read each building on its own or the project as a whole. The takeoff ran to 3,443 priced line items across 20 CSI divisions and 41 subcontractor trades, each tied back to the drawing it came from.
Every line carried labor hours, labor cost, and material cost, with adjustable material tax at 8.25%, overhead and profit, and bond fee. We added a sub-quote comparison column as well, so the GC could drop in subcontractor numbers and see the difference against our figure by division and by trade.
Results & Outlook
A $59.6M base bid the client could open, adjust, and submit. The largest cost drivers were wood framing and carpentry at 16%, finishes at 12%, openings at 12%, and electrical at 11%, giving the GC a clear view of where to focus subcontractor buyout.
Key quantities across all four structures: 7,600+ CY of concrete, 39,500+ sheets of gypsum board, 75,000+ pieces of framing lumber, 164,000+ LF of plumbing and site piping, and 380+ vinyl windows.
End Note
A full GC bid lives or dies on whether the quantities hold up under scrutiny. Tying every one of 3,443 lines back to a drawing reference is what let this client defend the number in the room.
