J. Perry & Sons builds ceiling details in drywall and acoustical grid for homeowners, condo owners, general contractors and property managers across Broward and Palm Beach counties: dropped ceilings that hide ductwork and plumbing, tray and coffered ceilings in living rooms and master bedrooms, soffits over kitchen cabinets and islands, lighting coves, and the lay-in acoustical ceilings that most offices and retail spaces need. The work comes out of our stucco and drywall finishing crews, so the ceiling is framed true, boarded and finished to the level the lighting demands. For GCs we price per square foot from drawings.
Drop Ceiling and Ceiling Detail Cost in South Florida: $8–$18 per sq ft
| Scope | Typical size | Installed range |
|---|---|---|
| Drywall drop ceiling, framed and finished to Level 4 | 150–600 sq ft | $8–$14 per sq ft |
| Drywall drop ceiling, Level 5 with lighting cove | 150–600 sq ft | $12–$18 per sq ft |
| Tray ceiling (single step, 10–14 inch drop border) | 12x14 to 16x20 room | $2,500–$6,500 per room |
| Coffered ceiling (drywall beams in a grid, 4–9 coffers) | 14x16 to 18x20 room | $5,000–$14,000 per room |
| Soffit or bulkhead over cabinets or island | per linear ft | $35–$75 per lf |
| Acoustical lay-in ceiling, 2x2 or 2x4 grid and tile | 500–5,000 sq ft | $4–$9 per sq ft |
| Remove popcorn ceiling and skim smooth | per sq ft | $3–$6 per sq ft |
Drywall rates cover layout, metal framing or wood, 5/8-inch board, finishing and sanding. Acoustical rates cover grid, tile, hangers and perimeter angle. Recessed lights, LED tape, electrical and paint are separate. Commercial jobs are priced per square foot from the reflected ceiling plan.
Free Estimate
Free estimate — call (561) 556-7509 or email jperrysonsgc@gmail.com with project photos, the city, approximate dimensions, and material selections.
Ceiling details we build
Drywall drop ceilings. A new ceiling plane hung below the deck or joists on metal channel and hanger wire, or framed on 2x4s, to hide ducts, drains, beams and the ceiling of a converted garage. Standard drop is 8–16 inches. Finished to Level 4 or Level 5 depending on paint and light.
Tray ceilings. A raised center with a dropped border 10–18 inches wide. The border is framed down from the existing ceiling, which means the room keeps its height in the middle. A lighting cove on the inside edge of the tray is the most common add. See the drop ceiling vs tray ceiling guide.
Coffered ceilings. A grid of drywall beams, typically 6–10 inches deep and 8–12 inches wide, framed from the ceiling and finished with clean inside corners or a cove. Beams are laid out to center on the room and align with windows and doors.
Soffits and bulkheads. Boxed drywall over kitchen cabinets to close the gap to the ceiling, over an island to carry pendants, along a wall to hide a duct run, or over a reception desk in an office. Framed in metal track, boarded and finished.
Lighting coves. A ledge or recess built into a tray, soffit or drop ceiling that holds LED tape and throws light up. The channel is built to the fixture dimensions and the drywall edge is run with a J-bead so it stays crisp.
Acoustical ceilings. Suspended 2x2 or 2x4 grid with mineral fiber or fiberglass tile for offices, retail, medical and back-of-house. Grid is hung from the deck on 12-gauge wire at 4 feet on center with seismic clips where the engineer requires.
Free estimate — call (561) 556-7509 or email jperrysonsgc@gmail.com. Send a photo of the room or the reflected ceiling plan and we'll return a range the same day.
How we build a drop ceiling or tray
- Layout. Ceiling height is marked with a laser around the room. Tray and coffer lines are snapped on the existing ceiling and checked against the walls, windows and light locations.
- Rough-in coordination. Electrical, low-voltage, sprinkler and HVAC are run or relocated before framing closes anything. For coves, the LED channel is set now.
- Framing. Metal track and stud or cold-rolled channel and hat channel, hung from the structure on wire or hangers, with the perimeter track anchored to the walls. Coffer beams are framed as boxes and tied to joists.
- Board. 5/8-inch board on all horizontal surfaces to avoid sag, screwed 12 inches on center. Inside corners of trays and coffers get paper-faced bead or a cove bead.
- Finish. Taped and finished to Level 4, or skimmed to Level 5 on ceilings next to large windows or under gloss paint. Edges of coves get a J-bead so the light line is straight.
- Cutouts. Recessed lights, vents, sprinkler heads and access panels are cut after the finish, to the fixture templates.
- Acoustical. Perimeter angle set to the laser line, main runners at 4 feet, cross tees, grid squared, tile dropped in last after painting is done.
Ceiling work in South Florida: slabs above, condos and commercial deadlines
Concrete decks. In condos and most commercial buildings the structure above is a concrete deck. Hangers are set with drop-in anchors or powder-actuated pins, and post-tension slabs are scanned before any drilling. We check with the building before we drill.
Condo rules. Soffits and drop ceilings that hide sprinkler and plumbing need access panels, and associations want the layout and the permit before work starts. Noise and hours are scheduled with management.
Humidity. Ceilings sag when board is too thin or too wet. We use 5/8-inch board on all ceilings and let compound dry fully between coats, with air movers in summer.
Popcorn ceilings. Many 1970s–1990s homes here still have textured ceilings. Removal and skim is part of most tray and drop ceiling jobs, and in pre-1980 houses the material is tested before scraping.
Commercial build-outs. Tenants in Fort Lauderdale, Boca Raton and West Palm Beach work to lease deadlines. We hang grid and board around other trades and work nights when the space is occupied.
How we work with GCs and property managers
We carry a certificate of insurance naming the owner and GC as additional insured, price from reflected ceiling plans and sections within 48 hours, and quote per square foot for grid and drywall ceilings and per linear foot for soffits so change orders are simple. Phased and night work is scheduled around occupied space, and closeout includes as-built notes on access panel locations and product data for the tile and grid.
Related stucco and drywall services
- Curved walls, arches and radius ceilings: barrel vaults, domes and curved soffits.
- Drywall finishing Levels 3, 4 and 5: the finish that makes a ceiling disappear under light.
- Commercial renovation: full tenant build-outs including ceilings.
- Office and retail tile and flooring: the floor under the ceiling.
- Interior painting: ceiling paint and cove colors.
Drop ceilings and soffits by city
Stucco & drywall in Fort Lauderdale · Stucco & drywall in Miami · Stucco & drywall in Boca Raton · Stucco & drywall in West Palm Beach · Stucco & drywall in Weston · Stucco & drywall in Delray Beach · Stucco & drywall in Parkland · Stucco & drywall in Wellington
Planning guides: Drop ceiling vs tray ceiling · Curved drywall walls and ceilings · Drywall Level 5 finish explained · Commercial renovation guide · Kitchen remodel cost
Drop ceilings, soffits and ceiling details — FAQ
How much does a tray ceiling cost? $2,500–$6,500 per room for a single-step tray in a 12x14 to 16x20 room, framed, boarded and finished. A lighting cove and LED tape add to that, as does paint.
How much height do I lose with a drop ceiling? Typically 8–16 inches below the lowest duct or pipe. A tray keeps the center at full height and drops only the border.
Can you build a soffit to close the gap above my kitchen cabinets? Yes. A framed and finished drywall soffit runs $35–$75 per linear foot, with the cabinet crown then fastened to it.
Do you do acoustical grid ceilings for offices? Yes, 2x2 and 2x4 lay-in grid priced per square foot from the ceiling plan, with night and phased work for occupied spaces.
How do I get an exact price? Call (561) 556-7509 or email jperrysonsgc@gmail.com with photos and rough dimensions. A written estimate is typically ready within 24–48 hours after a site review and scope confirmation.
Free estimate — call (561) 556-7509 or email jperrysonsgc@gmail.com. Licensed Florida general contractor CGC1540699. Serving Broward and Palm Beach counties.
Permits and compliance handled. J. Perry & Sons pulls the permit, schedules the inspections, and builds to the city and county codes that apply — Broward and Palm Beach municipal building departments, HVHZ requirements where they apply, and HOA/condo association rules. Licensed Florida general contractor CGC1540699.
Free Estimate
Free estimate — call (561) 556-7509 or email jperrysonsgc@gmail.com with project photos, the city, approximate dimensions, and material selections.