Mastering Industrial Complexity FAQ

Cost Matrix

How much does it cost?

This is the #1 question we get. If you send us a site plan, and we can verify via google maps (or we already know the site from experience) that it’s a fairly “typical” civil condition, our Cost Matrix can give you a dependable preliminary number for your early pro-forma.

The matrix has assumptions baked in (and we list them out…those matter), but for deal-sifting it’s a strong starting point. As due diligence progresses, we’ll want more information and time to produce a more informed budget.

The Cost Matrix looks like the below. We update it every quarter using actual budgets and hard bids to populate the matrix. If you’d like to receive that Cost Matrix Quarterly, email me and I’ll get you on the list!

Early Engagement

When should MYCON get involved in my project?

As early as the land evaluation stage. We’d help confirm if the Cost Matrix is all you need at first, and then once you started talking to civil engineer and other consultants, we’d update the budget as you provided more due diligence information. Then if the land is acquired, we continue through preconstruction to ensure the project is designed to the target budget and provide value engineering guidance to keep the deal on track.

Preliminary Budget Inputs

What does MYCON need to produce a preliminary budget?

At minimum: a conceptual site plan. A geotech report is strongly preferred.

It also helps to understand the intended end use so we can align assumptions around clear height, dock vs. drive-in needs, and office percentage.

Project Timelines

What are MYCON’s typical timelines for industrial development and construction?

For a typical industrial greenfield project in Texas with zoning in place, plan on approximately nine months from land contract to building permit. This includes due diligence, city site plan approval, and construction documents with final plat approval, depending on municipal review cycles.

Once permitted, groundbreaking to completion typically takes 10–14 months, driven primarily by civil scope and building size.

Texas Market Factors

What Texas-specific factors can impact timelines?

You need a good Geotech in Texas, very unique geology that needs consideration, particularly in DFW. Geotech recommendation often requires more extensive site improvements due to highly expansive soils. This can include moisture conditioning, lime or cement stabilization, select fill caps, over-excavation and replacement, and more robust pavement sections.

Timelines can also be affected by utility availability, municipal review backlogs, weather, and coordination with multiple jurisdictions or providers. Early civil engineering coordination is critical to minimizing delays.

Recommended Partners

Who does MYCON recommend for civil engineering, geotech, and architecture?

MYCON has strong working relationships with many civil engineers, Geotechs, and architects experienced in industrial development. We maintain a short list of top recommended partners and are happy to share those directly. Please email me at jwadlington@mycon.com and let me know which MSA you’re looking for recommendations in. I’ll be giving you actual peoples names, not just the company.

Risk, Quality & Cost Control

How does MYCON manage risk, quality, and cost control?

MYCON works with vetted (we use a system called Compass), high-performing trade partners, proactively identifies long-lead items, and secures early pricing where possible. We emphasize transparency and clear documentation around changes to help manage risk, control costs, and avoid late-stage surprises.

Experience & Expertise

What experience does MYCON have with industrial developments?

MYCON has decades of experience, delivering over 40M SF of new industrial construction and over 6.5M SF of industrial renovation construction. Our portfolio spans distribution, logistics, manufacturing, automation, and specialized industrial facilities. We understand the operational demands, tight schedules, and technical coordination required to deliver high-performing industrial buildings.