Class A office TI: $80-$150/sq ft
Premium finishes, generous conference, executive program. Recruiting-grade workplace. The high end here goes to legal and financial professional services that need acoustic privacy, premium millwork, and specialty AV. The low end is repaint-and-reflooring TI for a creditworthy tenant.
Class B office TI: $50-$95/sq ft
Mid-tier office, typical professional services or back-office space. Basic finish refresh, partition adjustments, MEP balance. Cost is mostly labor and code compliance, not premium materials.
Medical TI: $120-$250+/sq ft
Medical offices, exam rooms, clinical workflow. The premium goes to specialty MEP — medical-grade plumbing, oxygen rough-in, dedicated electrical for imaging — plus inspection cycles that add weeks. Specialty trades (medical electricians, medical plumbers) are required and bring their own pricing.
Industrial flex: $40-$80/sq ft
Warehouse-with-office-front. Light manufacturing. Simpler MEP, lower finish, heavy-duty floor loads. Cost driven by overhead doors, dock equipment, and any specialty utilities for the operating tenant.
What's driving the spread
Three things pushed Upstate office TI costs up: lumber and steel volatility through 2024, electrical capacity for AV and EV-charging upgrades, and IT/AV integration that's now standard at Class A. Plan early procurement for AV equipment and structured cabling — it's your second-longest lead item after HVAC.
Bottom line
These are honest market ranges. Real numbers come after a programming and walk-through. We pre-construction-model every TI before we quote so your lease commencement date is real — not a placeholder. Free programming consult for new leases.