- Hard costs ≈ 70–80% of total.
- Soft costs ≈ 15–30% on top (design fees, permits, financing/interest carry, insurance, testing, legal, developer fee).
- FF&E budgeted separately (often a large line for medical, dental, restaurant).
- Contingency 5–15% (higher on renovation/rescue).
- A useful prospect framing: "Construction is the biggest piece, but plan for soft costs and FF&E on top — and a contingency. I can break that down for your specific project."
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