Xactimate pricing is the foundation of every insurance claim estimate, and misunderstanding it costs contractors thousands per job. This guide explains how Xactimate price lists work, what SEL codes actually represent, why prices vary by region, and how to use this knowledge to get fair claim settlements.
Whether you're reviewing a carrier's initial scope or building a supplement, the same three facts decide how much you get paid: which price list the estimate is stamped with, whether the SEL codes match that list, and whether the region matches the property. Here's how each one works.
Key takeaway: The price-list stamp in a file is history, not a promise: Xactimate reprices on import against whatever list is currently loaded. Before you submit anything, confirm the estimate's price list, region, and SEL codes match the claim, or the total will move on you.
What Are Xactimate Price Lists?
Xactimate's construction-cost reference covers over 20,000 base line-item codes (SEL codes) across 450+ geographic regions in the US and Canada. Each region gets its own price list, updated monthly, reflecting local material costs, labor rates, equipment rates, and productivity factors.
A price list identifier looks like this: OKAD8X_SEP24
- OK: State (Oklahoma)
- AD: City/region code
- 8X: Profile version (commercial/residential mix, 8 = standard residential)
- SEP24: Month and year (September 2024)
Critical: Submitting an estimate with the wrong price list is one of the most common reasons supplements are rejected. Always verify you're using the price list that matches the carrier's, typically the list for the month the claim was opened, not the current month.
Understanding SEL Codes
SEL (Standard Estimating Language) codes are Xactimate's universal identifiers for construction activities. Each code is a 9-character string combining a 3-letter category abbreviation, a 3-letter activity abbreviation, and a 3-character selector:
RFG TIL 260: Asphalt shingle roofing, 3-tab, standard slope
- RFG = Roofing (category)
- TIL = Tile/Shingle (activity)
- 260 = 3-tab, standard slope (selector)
ESXPress's SEL engine covers Xactimate SEL codes backed by the full code reference, so the AI Copilot can find the right code for any line item, even when you don't know the exact code.
What Drives Regional Price Differences?
Xactimate pricing varies significantly by region. For example, the exact same 30-year architectural shingle roof might cost roughly (illustrative figures, always check the active price list for your region):
- $11,500 in Tulsa, OK
- $18,200 in San Francisco, CA
- $9,800 in Birmingham, AL
Factors driving regional variation:
- Labor rates: Prevailing wage differences by market
- Material costs: Transportation, supplier competition, local demand
- Productivity factors: Weather, terrain, crew availability
- Equipment rates: Local rental and ownership costs
- Workers' comp rates: State-specific insurance costs built into labor rates
- Sales tax: Varies by jurisdiction and is handled separately from the price list
How to Read a Xactimate Line Item
Every line item in Xactimate has the same structure:
| Field | Example | Explanation |
|---|---|---|
| SEL Code | RFG TIL 260 | Standard-estimate-language identifier |
| Description | Asphalt shingle roofing, 3-tab, standard slope | Plain-language description of the work |
| Unit | SQ (square = 100 sq ft) | Unit of measurement for this line item |
| Quantity | 32.00 | Number of units (32 squares = 3,200 sq ft) |
| Unit Price | Varies by region and price list | Price per unit from the region's current price-list edition, not published here |
| RCV | $8,000 (illustrative) | Replacement Cost Value (qty × unit price), illustrative |
| Depreciation | $2,400 (illustrative) | Depreciated amount (for ACV policies), illustrative |
| ACV | $5,600 (illustrative) | Actual Cash Value (RCV minus depreciation), illustrative |
Tax in Xactimate Estimates
Tax is applied at the estimate level, not the line-item level. Xactimate uses a tax jurisdiction code to determine the applicable rate, which varies by city and county. In Tulsa, OK, for example, the combined rate is approximately 8.517%.
A common error: forgetting to set tax jurisdiction correctly, resulting in inaccurate totals. ESXPress resolves the claim's jurisdiction from the property ZIP, so the right rate is applied automatically.
Using Pricing Data to Your Advantage
The adjuster's estimate uses Xactimate pricing, but it's not infallible. Here's where to look for pricing errors:
- Wrong grade materials: Carrier prices 3-tab (RFG TIL 260) when the roof has architectural shingles (RFG TIL 300)
- Outdated price list: Claim opened in May but priced using January's list
- Incomplete assemblies: The line item for shingles doesn't include the underlayment, fasteners, and accessories that Xactimate bundles with roofing assemblies in some modes
- Wrong labor tier: Complex/steep roofs should use higher labor tiers with increased productivity assumptions
The ESXPress Advantage
ESXPress's SEL engine: Xactimate SEL codes with the full code reference, means you can:
- Verify every line item against the correct price list
- Instantly see the price difference between material grades
- Auto-apply regional tax rates
- Calculate real-time profit on every supplement addition
- Export clean ESX files priced for import that adjusters can't dispute
Start free, 5 conversions a month, no card, and see your first estimate converted in about two minutes → Compare plans on the pricing page.
Related: Xactimate reprice.