Commercial Drywall Installation Cost in St. Louis: What Drives the Price and How to Compare Bids
Updated: 3 days ago
Commercial drywall is rarely priced by the sheet. On a St. Louis tenant improvement or build-out, a drywall contractor prices wall and ceiling assemblies from the drawings: how many linear feet of each partition type, how tall, what framing, how many layers of board, what rating, what finish level, and what it takes to get crews and material to the work. This guide explains those drivers so owners and general contractors can budget early, read a drywall proposal and compare bids on scope rather than on the bottom number.
How commercial drywall is actually priced
A drywall and framing estimate is built assembly by assembly from the partition schedule and reflected ceiling plan. Each wall type carries its own labor and material rate because each one is built differently:
Partitions to the underside of the ceiling grid versus partitions to structure (deck height)
Light-gauge versus heavy-gauge metal stud framing, 20 gauge versus 16 gauge, 3-5/8 inch versus 6 inch studs
One layer versus two layers of 5/8 inch Type X on each side for fire ratings
Sound-rated assemblies with insulation, resilient channel or staggered studs
Moisture-resistant, mold-resistant or abuse-resistant board in restrooms, kitchens, corridors and healthcare spaces
Shaft walls, chase walls, soffits, bulkheads and drywall ceilings
Level 4 versus Level 5 finish, and whether walls receive paint, wallcovering or tile
Square-foot allowances help in early budgeting, but final pricing follows the plan notes. A short note such as "extend to deck" or "two layers each side" can double the cost of a wall.
The cost drivers that matter most
Wall height and access. Walls over 12 feet need lifts or scaffolding, more framing bracing and slower production.
Partition density. Many small rooms (medical, salon suites, offices) mean more linear feet of wall, more corners and more doors per square foot than an open retail floor.
Fire and sound ratings. Rated assemblies add board layers, insulation, fire-safing, sealant and inspection stops.
Finish level. Level 5 skim coat under critical lighting or dark paint costs more labor than Level 4 behind wallcovering or tile.
Ceilings. Drywall ceilings, soffits and bulkheads are labor-intensive; acoustical ceilings are priced as a separate line.
Existing conditions. Patching after selective demolition, out-of-level decks and tying into existing walls add time that new construction does not.
Schedule and hours. Night work, phased turnover in occupied buildings, compressed schedules and multiple mobilizations raise labor cost.
Material. Board, stud and insulation prices move with the market; long-lead or specialty products should be confirmed at bid time.
What a complete drywall proposal includes
A proposal you can compare should list, by line: metal stud framing (with gauge and spacing), gypsum board by type and layers, insulation, finish level, drywall ceilings and soffits, backing and blocking, firestopping, corner guards or trim accessories if included, lifts and scaffolding, cleanup and debris, and a clear exclusions list (typically doors and frames, paint, ACT, structural steel, MEP). If a bid is short on these details, the number is not comparable.
How to compare drywall contractors in St. Louis
Ask whether the crews are self-performed or subcontracted; self-performing contractors control production and quality directly.
Confirm the contractor has priced the current drawing set and addenda, not a prior version.
Compare quantities, not just totals; a low bid with fewer linear feet of rated wall is a scope gap, not a saving.
Check experience with your project type: healthcare, restaurant and retail assemblies differ from standard office partitions.
Ask about manpower and schedule: how many framers and finishers, and how the contractor handles inspections and MEP coordination before board goes on.
Verify insurance and, on public and prevailing-wage work, certified payroll experience.
Framing and drywall as part of a full build-out
On most St. Louis tenant improvements, drywall and framing are 20 to 35 percent of the interior construction cost and sit on the critical path between MEP rough-in and finishes. Salem Developments self-performs metal stud framing, drywall, finishing, acoustical ceilings and painting, which lets one crew carry the interior from demolition through finishes without handoffs. We price from drawings for owners and GCs, and we have framed and finished retail, restaurant, medical, office and hospitality interiors across Greater St. Louis, including the Happy Cat Hotel & Spa build-out and the Einstein Bros. Bagels tenant improvement in Creve Coeur.
Frequently asked questions
Do you price commercial drywall by the square foot? Early budgets, yes. Final proposals are priced by assembly from the partition schedule, because a deck-height two-layer rated wall and a ceiling-height single-layer wall are not the same product.
What finish level should I specify? Level 4 for most painted commercial walls; Level 5 where walls get critical side lighting, gloss or dark paint; Level 3 or lower behind tile, wallcovering or wall panels.
Do you handle framing and drywall only, or the whole interior? Either. We work as a framing and drywall subcontractor for general contractors and as the general contractor for owners who want the full interior under one contract.
Request a drywall and framing price
Send plans, the partition schedule and bid date through the commercial bid request form or call (636) 298-9013. Commercial drywall for builders and GCs is also handled under our St. Louis Drywall Pros brand. See our commercial interior services.
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