Buyers typically see a wide range for a 20 by 40 gunite pool depending on finishes, add ons, and site work. The main cost drivers are excavation, concrete work, rebar, plumbing, gunite shell thickness, finishes, decking, coping, and permit or design fees. This guide outlines cost ranges in USD and the factors that influence price.
| Item | Low | Average | High | Notes |
|---|---|---|---|---|
| Total project cost | $60,000 | $90,000 | $140,000 | Includes shell, basic deck, and standard features |
| Gunite shell (800 sq ft) | $40,000 | $60,000 | $95,000 | Typically $50-$120 per sq ft depending on finish |
| Decking and coping | $10,000 | $20,000 | $40,000 | Material varies by wood, concrete, or pavers |
| Plumbing and hydraulics | $4,000 | $8,000 | $15,000 | Labor and equipment |
| Electrical and lighting | $3,000 | $7,000 | $12,000 | GFCI, pumps, controls |
| Finishes and plaster | $6,000 | $12,000 | $25,000 | Standard plaster to high end finishes |
| Permits and design | $1,000 | $3,000 | $8,000 | Local rules vary |
| Delivery, site prep, disposal | $2,000 | $5,000 | $12,000 | Includes haul away and prep |
| Contingency | $4,000 | $6,000 | $12,000 | Budget cushion |
Overview Of Costs
Cost ranges for a 20×40 gunite pool typically span from about $60,000 to $140,000 depending on site conditions, finishes, and features. In many projects the shell accounts for the largest share, usually $40,000 to $95,000 for a standard 800 sq ft shell, with deck, coping, and equipment driving the remainder. Per sq ft costs commonly fall in the $50 to $140 range for the shell, and $10 to $60 per sq ft for decking, depending on material and layout. Assumptions: region, specs, labor hours.
Cost Breakdown
| Materials | Labor | Equipment | Permits | Delivery/Disposal | Warranty | Overhead | Taxes |
|---|---|---|---|---|---|---|---|
| $40,000–$95,000 | $8,000–$20,000 | $3,000–$8,000 | $1,000–$8,000 | $2,000–$12,000 | $0–$5,000 | $5,000–$12,000 | Varies |
What Drives Price
Site conditions and finish choices are major price levers. Typical cost drivers include excavation depth and soil type, gunite shell thickness, rebar spacing, plaster or tile finishes, and decking complexity. Regional labor rates and permits can shift totals by as much as 15–20 percent. For gunite, a thicker shell or premium plaster can add thousands to the total.
Ways To Save
Choose a standard finish and simpler decking to reduce costs. Scheduling during non-peak seasons can lower labor rates, and selecting in-house design-build services may reduce contingency and coordination costs. Obtaining multiple quotes and confirming scope in writing helps avoid surprise charges.
Regional Price Differences
Prices vary by region due to labor markets and material access. In the Northeast, higher permitting costs may raise totals by about 5–15 percent versus the Midwest. The West often sees premium decking or large outdoor living features that push costs 10–20 percent higher than national averages. Rural markets may offer lower labor rates but additional delivery or permitting hurdles can offset savings.
Labor & Installation Time
Typical crew sizes range from 3 to 6 workers over several weeks. Labor costs depend on local hourly rates and project duration. Estimated hours for installation often fall in the 120–200 hour band for shell, plumbing, and basic finishes on a 20×40 pool, excluding landscaping and long-term maintenance setup.
Additional & Hidden Costs
Surprises often come from decking, electrical upgrades, and permits. Concrete decking prices depend on surface texture and finish; permit fees vary by jurisdiction and can add thousands. If soil requires stabilization or drainage work, expect extra costs. Long-term care, such as leak testing and start-up service, may also appear after build.
Real-World Pricing Examples
Assumptions: moderate site, standard plaster, basic deck, Midwest region, no major site prep.
Scenario Cards
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Basic — Shell and minimal features: 800 sq ft shell, standard plaster, simple coping, poured concrete deck. Labor 120 hours at $60/hour. Totals: shell $40,000, deck $10,000, plumbing $4,000, electrical $3,000, finishes $6,000, permits $1,000, disposal $2,000. data-formula=”labor_hours × hourly_rate”> Total around $66,000
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Mid-Range — Enhanced finish and deck: 800 sq ft shell, upgraded plaster, stone-look deck, basic automation. Labor 150 hours at $70/hour. Totals: shell $60,000, deck $20,000, plumbing $6,000, electrical $5,000, finishes $12,000, permits $2,000, disposal $3,000. Total around $108,000
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Premium — High-end finish, premium decking, full automation: shell $85,000, deck $35,000, plumbing $12,000, electrical $10,000, finishes $25,000, permits $5,000, disposal $4,000. Total around $176,000
