Drywall and metal framing is one of the most labor-intensive trades in commercial construction, and in Kansas City it's also one of the most competitive. The KC market has a large pool of drywall subcontractors — both union and open-shop — which keeps pricing tight and makes accurate estimating essential for winning work at a profitable margin.

Whether you're a GC building a drywall budget for a commercial project or a drywall sub preparing your own bid, this guide covers the key cost drivers, labor rates, and takeoff methodology for drywall and metal framing work in the Kansas City market.

The Kansas City Drywall Market

Drywall and metal framing work in KC is performed by both union and open-shop contractors. The Carpenters union (Local 61) covers drywall finishing and some framing work, while the Laborers (Local 264) cover drywall hanging on some projects. However, the KC drywall market is predominantly open-shop, with a large number of non-union drywall contractors competing for commercial and residential work.

This open-shop dominance keeps drywall pricing in KC competitive — typically 10–20% below markets like Chicago or Denver where union drywall contractors have a stronger presence.

Drywall and Framing Cost Ranges for Kansas City (2026)

Commercial Drywall (Installed)

Assembly Type	Cost Range
3-5/8" metal stud wall, 5/8" GWB both sides, taped Level 4	$8.50–$12.00/SF of wall face
3-5/8" metal stud wall, 5/8" GWB both sides, taped Level 5	$10.50–$15.00/SF of wall face
Shaft wall assembly (2" x 4" C-H stud)	$12.00–$18.00/SF of wall face
Demising wall (STC-rated)	$14.00–$22.00/SF of wall face
Ceiling, 5/8" GWB on metal furring, Level 4	$5.50–$8.50/SF of ceiling
Soffit framing and GWB	$18.00–$35.00/LF

Residential Drywall (Installed)

Assembly Type	Cost Range
1/2" GWB on wood framing, taped Level 4	$2.50–$4.00/SF of wall/ceiling
5/8" Type X GWB (fire-rated)	$3.00–$4.50/SF
Garage ceiling, 5/8" Type X	$3.50–$5.00/SF
Basement finish (walls and ceiling)	$4.00–$6.50/SF

Metal Framing (Installed, Material and Labor)

Assembly Type	Cost Range
3-5/8" 20-gauge metal studs @ 16" OC	$4.50–$7.00/SF of wall face
6" 20-gauge metal studs @ 16" OC	$5.50–$8.50/SF of wall face
3-5/8" 25-gauge metal studs @ 24" OC (non-structural)	$3.50–$5.50/SF of wall face
Metal ceiling grid (suspended)	$4.00–$6.50/SF of ceiling
Metal furring channels on concrete	$3.00–$5.00/SF of ceiling

Key Material Cost Drivers

Gypsum Wallboard

GWB pricing has been volatile since 2020. The major manufacturers (USG, National Gypsum, Georgia-Pacific) have implemented multiple price increases, and supply chain disruptions have occasionally created shortages. Current KC market pricing:

• 1/2" standard GWB (4x8 sheet): $14–$20/sheet
• 5/8" Type X GWB (4x8 sheet): $16–$24/sheet
• 5/8" Densglass (exterior sheathing, 4x8): $28–$40/sheet
• 1/2" moisture-resistant (4x8): $18–$26/sheet

Always verify current pricing with your local distributor (ABC Supply, Gypsum Management and Supply, or local distributors) before finalizing your bid.

Metal Framing

Metal stud and track pricing tracks steel pricing, which has been volatile. Current KC market pricing:

• 3-5/8" 20-gauge stud (10' length): $4.50–$7.00/stick
• 6" 20-gauge stud (10' length): $6.00–$9.00/stick
• 3-5/8" 25-gauge stud (10' length): $2.50–$4.00/stick
• 3-5/8" track (10' length): $3.50–$5.50/stick

Joint Compound and Tape

• All-purpose joint compound (5-gallon bucket): $18–$28
• Setting-type compound (25 lb bag): $14–$20
• Paper tape (500' roll): $8–$14
• Fiberglass mesh tape (300' roll): $10–$16

Drywall Takeoff Methodology

Accurate drywall takeoffs require measuring wall and ceiling areas from the architectural drawings and applying waste factors for each assembly type.

Step 1: Measure Wall Areas

For each wall type, measure the total wall face area (length × height). Include both sides of double-sided assemblies. Deduct openings (doors and windows) larger than 32 SF — smaller openings are typically not deducted because the material is cut and wasted.

Step 2: Measure Ceiling Areas

Measure ceiling areas from the reflected ceiling plan (RCP). Note ceiling heights — higher ceilings require more scaffolding and affect labor productivity.

Step 3: Apply Waste Factors

Standard waste factors for GWB:

• Walls: 5–8% waste
• Ceilings: 8–12% waste
• Complex shapes (soffits, curved walls): 15–25% waste

Step 4: Count Accessories

Don't forget to count:

• Corner bead (LF of outside corners)
• Control joints (LF)
• Expansion joints (LF)
• Access panels (each)
• Backing (LF of blocking for wall-mounted items)

Step 5: Calculate Labor Hours

Apply labor productivity rates to your quantities:

• GWB hanging (walls): 0.012–0.018 hours/SF
• GWB hanging (ceilings): 0.018–0.025 hours/SF
• Taping and finishing (Level 4): 0.015–0.022 hours/SF
• Taping and finishing (Level 5): 0.022–0.032 hours/SF
• Metal stud framing: 0.025–0.040 hours/SF of wall face

These are starting points. Adjust for ceiling height (above 10' adds 20–40% to labor), project complexity, and crew experience.

Common Mistakes in Drywall Estimating

Missing Level 5 finish requirements. Level 5 finish (skim coat over entire surface) is required in spaces with critical lighting — lobbies, conference rooms, corridors with sidelighting. It adds $1.50–$2.50/SF to the finishing cost. Check the specifications carefully.

Underestimating shaft walls. Shaft wall assemblies (elevator shafts, stairwells, mechanical shafts) are significantly more expensive than standard partitions due to the specialized framing system and fire-rating requirements. Don't price them at standard partition rates.

Forgetting backing. Commercial projects have extensive wall-mounted equipment — TVs, whiteboards, casework, handrails, toilet accessories. All of these require backing (blocking) in the wall framing. Missing backing is a common source of change orders.

Not accounting for ceiling height. Labor productivity drops significantly above 10' ceiling height. A 20' ceiling requires scaffolding or lifts, which adds both equipment cost and labor time. Price high-ceiling work separately.

Getting a Drywall Estimate for Your KC Project

Union Estimating provides drywall and metal framing takeoffs and estimates for Kansas City contractors with 48–72 hour turnaround. Our estimators are familiar with KC material pricing and local subcontractor market conditions.

Request a drywall estimate