ADU above a garage
Q4 2026 price ranges for each option and job size, the labor and material split and how the estimate breaks down, for remodeling contractors bidding this work.
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What it runs
Q4 2026 pricing. National figures are the median of 50 metro areas. Ranges are rounded to the nearest $50, or $100 from $5,000 up.
Economy
$99,800 to $223,100
300 to 800 square feet
Average
$135,000 to $278,100
300 to 800 square feet
Premium
$185,800 to $367,000
300 to 800 square feet
Luxury
$271,900 to $509,800
300 to 800 square feet
What the average option covers
Average-grade Accessory Dwelling Unit (ADU, guest house, mother-in-law suite) includes new construction of a detached garage with living area above using a slab-on-grade foundation. The structure includes framing for floors, exterior and interior walls, insulation, drywall, interior doors with hardware, basic trim, and painted finishes. Standard electrical service is provided with outlets, switches, and recessed or simple light fixtures. The dwelling is capped with a hip roof finished in architectural fiberglass shingles. Exterior features include double-hung vinyl windows with insulated glass, a raised-panel wood exterior door, fiber-cement lap siding with painted finish, and vented wood soffits and fascia. Climate control is provided by a 1.5-ton mini-split heat pump system. Additional features include a brick fireplace, ceramic hearth, and pine mantel; vinyl plank flooring in the living area and bedroom. The kitchen includes average-grade cabinets, solid surface countertops, and ceramic tile flooring, equipped with a microwave, electric oven, dishwasher, disposer, and refrigerator. Additional features include a kitchen island with pendant lighting, pantry cabinets, tile backsplash, crown molding, and a range hood. The bathroom offers ceramic tile flooring, a 4-foot vanity with integrated solid surface sink, a two-piece toilet, and an acrylic tub-shower combination with bypass glass doors. Upgrades include a linen cabinet, wall tile behind the vanity, and wall sconce lighting. Includes utility trenching but no driveway work. Based on the footprint of the structure.
Labor and materials
For average, 550 square feet, nationally.
How the estimate is structured
The cost categories an estimate for this work breaks into:
- Project preparation
- General demolition
- Excavation
- Concrete
- Floor framing
- Wall framing
- Roof framing
- Roofing and gutters
- Exterior doors
- Vinyl windows
- Exterior trim
- Siding and awnings
- Bathroom plumbing
- Kitchen and laundry plumbing
- Heating, ventilation, air conditioning
- Electrical
- Appliances
- Insulation
- Wall coverings
- Ceiling coverings
- Interior doors
- Interior trim, stairs and accessories
- Cabinets and countertops
- Floor covering
- Interior painting and wallpaper
- Project finalization
- Masonry
- Exterior painting
- Wood windows
By location
Average, 550 square feet, in each metro area.
- New York, NY$217,800 to $253,100
- Chicago, IL$226,100 to $262,800
- Atlanta, GA$180,700 to $210,000
- Washington, DC$186,200 to $216,400
- Dallas, TX$168,600 to $195,900
- Boston, MA$214,600 to $249,400
- Minneapolis, MN$203,600 to $236,600
- Detroit, MI$190,700 to $221,600
- Seattle, WA$213,400 to $248,000
- Pittsburgh, PA$188,000 to $218,500
- Los Angeles, CA$199,900 to $232,300
- Philadelphia, PA$203,500 to $236,500
- Denver, CO$180,200 to $209,400
- Baltimore, MD$184,300 to $214,200
- Miami, FL$168,500 to $195,800
- Charlotte, NC$169,000 to $196,400
- St. Louis, MO$189,900 to $220,700
- Houston, TX$162,400 to $188,700
- San Francisco, CA$227,000 to $263,800
- Tampa, FL$164,400 to $191,000
- Phoenix, AZ$178,700 to $207,700
- Orlando, FL$166,900 to $194,000
- Cincinnati, OH$176,800 to $205,400
- Cleveland, OH$179,000 to $208,100
- Kansas City, MO$189,300 to $219,900
- Columbus, OH$175,300 to $203,700
- Indianapolis, IN$174,900 to $203,200
- Raleigh, NC$167,200 to $194,400
- Virginia Beach, VA$168,600 to $195,900
- Riverside, CA$194,900 to $226,500
- San Diego, CA$195,200 to $226,800
- Portland, OR$197,200 to $229,200
- San Jose, CA$221,500 to $257,400
- San Antonio, TX$160,100 to $186,000
- Grand Rapids, MI$175,800 to $204,300
- Jacksonville, FL$165,600 to $192,500
- New Orleans, LA$163,700 to $190,200
- Albany, NY$185,700 to $215,800
- Richmond, VA$168,600 to $195,900
- Las Vegas, NV$189,700 to $220,500
- Providence, RI$193,000 to $224,300
- Memphis, TN$165,200 to $192,000
- Rochester, NY$187,500 to $218,000
- Greenville, SC$168,000 to $195,300
- Bridgeport, CT$202,200 to $235,000
- Worcester, MA$203,100 to $236,000
- Syracuse, NY$182,300 to $211,900
- Sacramento, CA$199,400 to $231,700
- Nashville, TN$165,800 to $192,700
- Milwaukee, WI$190,800 to $221,700
Build this estimate with prices for your area
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