SABS Bid
Custar Residence — Arroya Grande Full Scope
9020 N Arroya Grande Dr
Latest Bid
$643,370
Square Footage
4,318
Units
1
Scope Class
Full Project
Plan Stage
Project Lifecycle
Plans & Estimates
Estimate
Open Estimate ↗Notes & Correspondence
No notes yet.
Project Brief
Addition to existing 3,081 SF residence at 9020 N Arroya Grande Dr, Phoenix, AZ 85028. Owner: Brian Custar (custar55@yahoo.com). Architect: Taylor:Fracasse Architecture (Brian Fracasse AIA). Parcel 165-13-110, R1-10, Heritage Heights Unit 3 Lot 96. Lot 9,535 SF.
Work Scope
Rev. 3 (post-site-walk 2026-04-23) expands scope from Rev. 2. Option A: two SABS wings (186 SF NE Master Closet + 896 SF SE Great-Beds) + 155 SF interior remodel = 1,237 SF at $243K ($196/SF). Numbers unchanged from Rev. 2. Option B: full gut rehab of existing 3,081 SF residence. Entire interior stripped to framing. Includes: 400A electrical service upgrade + complete rewire, full plumbing rough + finish, new HVAC system, complete kitchen ($56K allowance), master bathroom complete rebuild ($30K), secondary baths (2 est., $20K), all-new exterior windows (~15-18 original 1973 units) + exterior doors, all-new interior doors + hardware, insulation, Level 4 drywall, LVP flooring + tile, trim + millwork, and paint. $499K at $162/SF. All-In Combined (A + B): $742K at $172/SF blended on 4,318 SF.
Scope Summary
Rev. 5 final (2026-04-28) SABS-only firm bid. SE Playroom addition (896 SF) SABS/Strata: $166,800 ($186/SF) ±12%. BUDGETARY (±18%): NE Closet $50K + House $444K = $494K midpoint, range $405K–$583K. Combined top (firm + budget high) ~$750K. Address 821 E. Gelding Dr., Scottsdale, AZ 85254.
Internal Notes
Rev. 5 corrected (2026-04-28): SABS-only firm bid at $166,800 ($186/SF) ±12%. Budgetary midpoint raised to $580K (house rehab $530K + NE closet $50K), MoE ±18% per owner/architect agreement, range $476K–$684K. Address corrected to 821 E. Gelding Dr., Scottsdale, AZ 85254. Footer Mercury-style. Rev. 4 (2026-04-24): scope restructured into firm + budgetary tiers. FIRM: SE Playroom (896 SF) — Traditional $143,500 | SABS $176,600. Neighborhood: 85028 Moon Valley $384/SF median. Source: INTAKE-2026-04-20-CDs/ — Custar Residence_CDs_03-06-26.pdf + Custar Residence_Manual JSD.pdf + SABS Proposal - Fracasse - Custar Residence 04.14.26.pdf. Xtrata intake 2026-04-16 via Val Zavala.
Bid Versions
Initial preliminary off 4-sheet permit set (A2-0, A3-0, A4-0, A5-0). SF was unknown; bid scaled against 500 SF assumption with ±25% confidence band pending full plan set + Val confirmation. Two-bid split: SABS-only shell $43K, Full GC all-inclusive $100K at $200/SF on 500 SF assumption. Bid explicitly flagged as needing full CD set + structural + MEP + site plan before firming.
$100,000
Full 15-sheet Taylor:Fracasse IFC set 02.12.26 + 47-page Wrightsoft Manual J/S/D 02.19.26 + 6-page Xtrata SABS material proposal 04.14.26 all in hand. Scope re-read: 186 SF NE Master Closet wing (street, shingle hip) + 896 SF SE Great-Beds wing (pool, flat parapet SPF roof) + 155 SF interior remodel = 1,237 SF total LÏEF scope. Under-roof per SABS = 1,362 SF @ $26.80/SF = $36,500 material pass-through. HVAC new = Daikin Fit 3-ton R-32 ASHP per Manual J load. Two-bid split held: Bid #1 SABS Shell + Install $148K; Bid #2 Full GC All-Inclusive $243K at $196/SF on 1,237 SF (in Jesse's $194-$205 target band). Occupied-house 10% GC premium carried. SABS inclusions removed from LÏEF lines (stucco, insulation, roof trusses, framing labor, fire rating, mold/termite integral to SABS material package). Conflicts flagged for RFI: CDs drawn conventional 2x6 wood-frame not SABS; E1.0 panel schedule shows 2-ton HVAC vs Manual J 3-ton; S2.1 Gazebo listed but missing from PDF.
$243,000
+$143,000 vs v1 PRELIMINARY — partial permit set (4 sheets), 500 SF assumed
Site walk 2026-04-23 confirmed existing residence gutted to framing. Added Option B (existing house gut rehab, $425K at $138/SF on 3,081 SF; all plumbing fixtures, sinks, faucets, appliances, and light fixtures excluded owner-furnished). Option A (SABS additions, $243K) unchanged from Rev. 2. All-In Combined (A+B) = $668K at $155/SF blended on 4,318 SF. Includes: 400A electrical service upgrade, complete rewire, plumbing rough-in, new HVAC, complete kitchen (cabinets+counters+labor), master bath + secondary baths (tile+vanity+labor), all-new exterior windows/doors, insulation, drywall, LVP flooring, trim, millwork, paint. Allowance schedule included. 4 site walk photos embedded in portrait PDF. MoE tightened from ±10-12% to ±8-10% post-site-walk.
$668,000
+$425,000 vs v2 PRELIMINARY — full CD set + Manual J/S/D + SABS proposal
Scope restructured into two tiers. FIRM BID: SE Playroom addition (896 SF) + tie-in allowance, two structural options — Traditional Framing $143,500 ($160/SF) | SABS/Strata $176,600 ($197/SF). BUDGETARY ESTIMATE (±25%): NE Master Closet (186 SF) + existing house gut rehab (3,081 SF) = ~$475,000 range $356K-$594K. NE closet and house held budgetary pending plan approval, structural tie-in detail, slider door engineering, 400A panel scope confirmation, wall repositioning decisions, and owner finish selections. Latest bid total reflects firm Traditional bid (lower option).
$143,500
-$524,500 vs v3 POST-SITE-WALK — full gut rehab scope added
AXIOM auto-estimate — permitted stage MoE ±0.3% ($617,663–$620,812) | SABS variant: $706,177
$619,238
+$475,738 vs v4 SCOPE RESTRUCTURE — Firm Playroom + Budgetary House
AXIOM auto-estimate — permitted stage MoE ±0.3% ($641,735–$645,006) | SABS variant: $730,310
$643,370
+$24,132 vs v0 AXIOM permitted