Framing Lumber

Utah Lumber Package prices. This is the full material takeoff of wood needed to frame your house: plates, joists, sheathing, beams, and studs all delivered to site.

What’s Included

This package includes all dimensional lumber, sheathing, rim boards, beams, engineered wood (LVLs, PSLs), floor systems, and related framing materials. It also includes Simpson hardware, joist hangers, glue, fasteners, and delivery. Typically generated from a material takeoff done by the supplier or framer using your plans. Pricing is per sq ft of framed area, with wide variance based on spans, story height, and custom design.

Notes:

includes floor framing, walls, sheathing, stair framing, hardware, no trusses or steel

Builder Tips:

Have your supplier provide a takeoff with both board counts and total weight — this helps with crane planning and reduces over-ordering. Compare lumber bids based on included hardware and whether pricing is locked (vs. floating with market rates). Consider separating engineered lumber bids if you're using I-joists or LVLs — those can be value-engineered separately.

Real World Example:

A 4,200 sq ft 2-story home with average spans and standard roof framing:

Lumber bid from major supplier (with delivery & hardware): $68,000–$76,000
Per foot estimate: $15.50–$17.50/sq ft of framed area
Framing area: 4,400 sq ft (includes garage, main & upper)
Total: 4,400 × $16.50 (avg) = $72,600

FAQ

Q: Do lumber packages include hardware?

A: Most do, but double-check. Some suppliers list Simpson brackets and hangers separately.

Q: What about delivery and crane unload?

A: Most large packages include delivery. Crane time is often an extra line item.

Q: Are prices fixed?

A: Not always. Some suppliers quote on the current market, others let you lock in at a premium.

Q: Can I reduce cost by substituting spans or layouts?

A: Yes. Fewer long spans and fewer structural corners reduce beam size and total board foot required.