Costs
A breakdown of Phase II Construction Costs & Project Costs and estimated annual costs to taxpayers
A breakdown of Phase II Construction Costs & Project Costs and estimated annual costs to taxpayers
is primarily the cost of hiring a contractor, including materials, labor, general conditions and the contractor’s overhead and profit. As Town Meeting members may recall, the remodeling of a former typing classroom (1970s) into a present-day teacher workroom/meeting space was pulled out of Phase I scope and is now included in Phase II. The cost of this remodeling is approximately $105,000. With this component now included, the Construction Cost for Phase II of the McCall Expansion Project is now estimated at $7,275,736.
Construction Costs do not include all items and expenses needed to build a project. Contingencies for unforeseen issues, architecture/engineering fees, owner-provided items (such as furniture, fixtures and equipment), testing/inspectional services, builder’s risk insurance and project management costs are carried in the Project Cost. For this project, the Working Group, School Committee, EFPBC and Board support a Construction Contingency of 10% ($745,074) and Owner’s Contingency of 4.5% ($340,000). The design team’s fee to complete Construction Documents and see the project through completion is estimated at $875,000 at this time.
The residential tax rate impact to Winchester property owners and taxpayers is estimated to be approximately $9.25 to $10.75 per $100,000 in assessed value. The actual cost will depend on a number of factors, including final project cost (which may come in under budget) and bonding terms (length of bond and interest rate).
For a $750,000 home, this would result in an annual tax impact of between approximately $69 and $81.
For Winchester's median home value of $995,600*, an annual tax impact of between approximately $92 and $107 is estimated.
For more information on the variables that affect bonding costs, visit the FAQ page.
*Zillow Home Value Index