Case Study: The 35% Markup That Wasn’t a 35% Margin

◆ Client Results · Construction Management

The Budget Said 35%.
The Pricing Sheet Delivered 26%.

Markup vs margin: how one line in a spreadsheet quietly cost a profitable construction management firm nine points of gross profit on every job it bid — and what it took to find it.

Industry
Construction
Management
Footprint
Projects
Nationwide
The Problem
Margin Missing
Every Month
Time to Find It
One Review of
the Numbers
The Situation

Profitable, Growing, and Quietly Short Every Month

This is a markup vs margin story, and it starts the way most of them do. The company was doing well by every outward measure. Revenue was climbing. Projects were being delivered across the country. The team was busy enough to be turning work away.

But the gross margin on the monthly financials kept landing well below the budget — not on one project, not in one month, but on a total basis, consistently. Enough that it changed what the business could afford, and nobody could explain it.

The working assumption was timing: costs landing in one period and the related revenue in another, evening out eventually. It’s the most common explanation in project-based businesses. It’s also usually right — which is exactly why it’s dangerous.

The Diagnosis

First, Rule Out the Easy Answer

A timing difference corrects itself. A structural one doesn’t. Telling them apart is the whole job.

01

Look at the Total, Not the Month

A timing issue washes out when you widen the window. This gap didn’t. Across the full period, margin sat in the same place — which meant the problem was structural, not a matter of when things were recorded.

02

Compare Budget to Actual, Line by Line

The variance wasn’t in one cost category running hot. It was spread evenly across the work — the signature of something wrong at the point of pricing, not at the point of spending.

03

Open the Pricing Sheet

If the cost side is behaving and the margin still misses, the number is wrong before the job ever starts. That points at one place — the spreadsheet where bids get built.

What We Found

Markup vs Margin: A 35% Markup Is Not a 35% Margin

To hit a 35% gross margin, the team was adding a 35% markup to cost. Those are two different calculations, and the difference is not small.

A 35% markup earns a 25.9% margin. To actually keep 35%, cost has to be divided by 0.65 — a markup of 53.8%. Every bid the company sent out was roughly nine points light before a single hour was worked.

And the spreadsheet looked correct the whole time. The number 35 was right there in the cell everyone checked.

On a $100,000 Job
What they billed (35% markup)
$135,000
= $35,000 kept · a 25.9% margin
What a true 35% margin required
$153,846
= $53,846 kept · a 35.0% margin
Left on the table, per job
$18,846
The Result

One Formula, Corrected on Every Bid Since

No new customers. No new debt. No cost-cutting. The pricing sheet was rebuilt to calculate a true gross margin, and from that point forward every bid has gone out priced to deliver the margin the budget always assumed.

$1.3M/yr
in annualized gross margin the pricing formula had been quietly giving away — identified and corrected in a single calculation

Figure is the annualized impact of applying the corrected margin to the company’s revenue at the time of the engagement — an identified opportunity, not a realized cash amount. Actual results depend on bid volume, pricing discipline, and execution. Client name withheld by agreement.

David Lopez, CPA, fractional CFO at Lopez Consulting Services
David Lopez, CPA
Fractional CFO · Lopez Consulting Services
Why This Happens

The Markup vs Margin Error Is One of the Most Common in Project-Based Business

Markup and margin get used interchangeably in conversation, and the mistake survives because nothing about it looks like an error. The pricing sheet has a number in it. The books are accurate. The financials are produced on time. Every system is doing exactly what it was told.

A bookkeeper won’t catch it — recording transactions correctly is a different job from asking whether the price was right. A tax CPA won’t catch it — they see the year after it’s over. It sits in the gap between the two, which is precisely where a fractional CFO works.

If your gross margin has been missing budget and someone has told you it’s timing — that answer deserves one honest test before you accept it.

Start Here

What’s Hiding in Your Numbers?

A free 30-minute call with David Lopez, CPA. Bring your P&L and your budget. No pitch — just an honest read on whether the gap between them is timing or something structural.

Or call directly: (954) 604-3411

Fractional CFO services and outsourced accounting across South Florida — Fort Lauderdale, Miami, and Weston. Remote-friendly for clients nationwide.