re: Is this contractor on crack?

that’s a fair point Bayou... if the GC wants to replace ALL the substructure in the joists/beams/headers (all 12 by) then that would roll up the costs quick... But I still can’t see 26k.

Unless it was in Trex, with terracing and tiki hut and built in hot tub and anything else one can imagine. That’s over $50.00 per square foot on the build. This house can have a 3rd story tacked on to it - including plumbing and elec - for that price per sqft.