Acid-washed and finished by hand, wall by wall. Eight hundred square feet of concrete that gets looked at, so it gets touched by a person.
Kansas City · Since 1904
Sunset Hill House
A private residence for Brad Nicholson
710 West 49th Terrace
Kansas City, Missouri 64112
Kansas City, Missouri 64112
Kansas City · August 21, 2026
Brad,
The house prices at $2,347,663.90, and every dollar of it is on Sheet 07 where you can take it apart. We priced it the way it deserves: line by line, twenty-one divisions, each trade priced against the drawings, all of it live in Buildertrend where you can watch the numbers as vendor quotes land.
63% of that number is hard today. The rest is allowances and vendor quotes still in flight, and rather than bury them we marked every one of them on the schedule and gave the biggest their own page. Sheet 08 names the vendor and what we are waiting on. Most builders do not show you that page. It is the page that proves the rest.
We build a small number of houses, carefully. We would like this to be one of them.
James Hickok
Owner · Hickok Homes
The house
An essay in white
One palette, held with discipline from the street face to the shower walls, so the architecture reads in light and shadow instead of color. Full-height glass on the courtyard line. Sheer linen where the light needs softening. Walls skim-coated flat and painted a single white, everywhere.
WallsLevel 5 drywall under Sherwin-Williams Extra White
GlassFull-height window and door package on the courtyard line
SheersOptic-white linen along the glass, the only soft thing in the room
StoneSilestone White Zeus waterfall island · Corian Glacier White
South elevation · pavilion over the slope
The ground it stands on
Set into the hill
The site drops, and the house does not fight it. Thirty-inch concrete piers are socketed a minimum of two feet into competent bedrock; structural steel and engineered framing carry the volumes out over the slope. A screen of FORTINA slats bridges the main residence to the fitness and office pavilion.
Piers30" diameter, drilled to bedrock with 2'-0" minimum socket
Walls11'-0" poured foundation, pumped placement
ConcreteAcid-washed, hand-finished architectural walls, ±800 SF exposed
RoofFlat assembly, twelve interior drains, terrace on pedestal pavers
What the house holds
The program
Two connected volumes over a full basement, and a roof you will actually use.
Divisions priced21
Exposed architectural concrete±800 SF
Electrical service400A
Roof drains12
Main residence
- Kitchen on the courtyard, waterfall island in White Zeus
- Living along the full-height glass line
- Primary suite: freestanding tub, double vanity, makeup counter, large-format stone shower
- Office with its own full bath
- Powder, laundry, mechanical
- Full basement, elevator-ready · pit formed now
The pavilion
- Fitness room on Rogue sport flooring
- Kitchenette and full gym bath
- Garage behind Zahner-clad doors
Outside
- Roof terrace on pedestal pavers, glass rail at the edge
- Courtyard held behind the FORTINA slat screen
- Stucco matched to its neighbor at 722 W 49th
Systems
- Control4-ready infrastructure for surveillance, audio and shades · system architecture priced with your selections
- 400-amp service with a 50-amp EV circuit
- Two Lennox systems plus four mini-split zones
- Tankless hot water · radon mitigation built in
Materials & makers
Specified, not assumed
The bid names its makers. When a line says Zahner or FORTINA, that is who is quoting the work, and the number tracks the name.
Div 03Architectural concrete
Div 08400-amp service
With a 50-amp car circuit. Sized for the house you own in fifteen years, not the one you move into.
Div 09Lennox mechanical
A five-ton Lennox system and a three-ton, plus a four-zone mini-split for the pavilion.
Div 10Level 5 finish
Every wall and ceiling skim-coated flat before paint. White this pure forgives nothing less.
Div 10Wool insulation
Blown and batt, R-66 at the roof. At $198,388 it is the second largest line in this house and the only one you will never see.
Div 12Silestone White Zeus
Three-centimeter stone, waterfall island leg, eased edges.
Div 12Stainless + slab-door casework
Stainless steel base cabinets with painted slab-door cabinetry through the house.
Div 13Quaker glazing
Full-height windows and doors, $255,021 as bid. The single largest line in the house.
Div 13A. Zahner Co.
Anodized aluminum panels overlaid on the garage doors, fabricated in Kansas City. Not a catalog door.
Div 15Atlas Concorde
Boost Balance porcelain, 48×48 large format, laid over crack-isolation membrane.
Div 15Pedestal pavers
Twenty-four-inch units floated on pedestals: the roof terrace that drains and never puddles.
Div 18FORTINA · B+N Industries
The signature 8"×2" architectural slat screen, matte silver.
Schedule of values
The investment
Total construction cost · as bid August 20, 2026
Twenty-one divisions, priced line by line in Buildertrend. Every row below opens to the numbers underneath it: this is the whole bid, nothing summarized away. Lines marked ◦ carry an allowance or a vendor quote still in flight; the biggest are detailed on the next sheet. Click any row.
◦ Excludes the lot, landscape (priced on the landscape design), light fixtures (priced on the lighting plan) and utility accounts, which stay with the owner. Permit fees are billed at cost plus 15%. Three insulation upgrades sit outside this total and are yours to elect: garage insulation $26,313.24, between-floor sound $10,821.35, custom scaffolding to the underside of the floor $35,000.00.
What we do not know yet
Numbers still hardening
A bid this early carries live quotes. Ours are listed, not hidden: as each lands, the estimate updates in Buildertrend and the flag comes off. Contingency is its own line on the schedule, not a markup spread across the trades.
- Zahner panel fabricationExpected FridayHard quote for the anodized aluminum garage-door cladding.
- Western Window & DoorExpected a.m.An alternate to the Quaker glazing bid, priced against the same openings.
- McCray LumberExpected a.m.Interior trim, interior doors and the exterior door package.
- B+N IndustriesRequestedHard number for the FORTINA slat wall; carried at $17,500 until it lands.
- Structural steel & framing lumberOn stamped plansSteel and lumber finalize when the engineered set is issued.
- Foundation packageOn structuralWalls, piers and footings re-price against the same engineered set.
- Lighting & landscapeOn designFixtures price on the lighting plan; landscape prices on the landscape design.
- SelectionsWith your designerPlumbing trim, tile edges, closets and hardware are set in the selections round, priced before ordering.
How it goes
From yes to keys
The construction schedule is built with the structural package and lives in Buildertrend beside the budget: schedule, photos, and every change order signed before the work, not after.
Step 01
AgreementProposal accepted, construction agreement signed.
Step 02
EngineeringStamped structural set issued; steel, framing and foundation numbers finalize.
Step 03
SelectionsFinishes, fixtures and hardware locked with your designer, priced before ordering.
Step 04
PermitsSubmitted to Kansas City, then the pre-construction meeting.
Step 05
GroundExcavation, piers drilled to bedrock, eleven-foot walls poured.
Step 06
BuildDedicated superintendent, weekly walk-throughs, Buildertrend open to you the whole way.
Who answers the phone
Your builders
Three people own this house from bid to keys. You will have all three of their cell numbers, and the owner is on the job, not above it.
James Hickok
Owner
913 909 7547
james@hickok.biz
james@hickok.biz
Shane Turner
Director of Operations
602 497 6015
shane@hickok.biz
shane@hickok.biz
Hannah Snider
Project Management
913 449 5324
hannah@hickok.biz
hannah@hickok.biz
The Hickok name has been on Kansas City houses for a hundred and twenty-two years. We would like it on this one.
Hickok Homes · 9000 W 64th Terrace, Merriam, Kansas 66202
The next move is yours
Sunset Hill House, as specified across twenty-one divisions: . Acceptance below starts engineering; the construction agreement follows for execution.
Brad Nicholson · OwnerDate
James Hickok · Hickok HomesDate
This proposal reflects Buildertrend estimate № 13528885 as printed August 20, 2026. Flagged allowances and in-flight vendor quotes are itemized on Sheets 07 and 08 and reconcile in Buildertrend as they land. Excavation pricing holds 60 days from the bid date.