Build cost of shop/ADU

[Don Johnson]

I need some help/advice from the residential GC's here to identify a rough estimate on the shop and attached ADU we are building in Idaho. I am looking to identify what a fair price from a GC should be, I will not be contracting this myself.

Below is the rough spec;

4,000 sq ft footprint. Single story stick built. Fully insulated.

- 3,100 sq ft of shop w/ small bathroom, no shower. RV height ceiling and 1 oversize roll up garage door RV height, 2 mini split systems. Can lighting and fully finished drywall. RV 50 amp service and dump station.

- 900 sq ft casita 1 master bed w/ ensuite , 1/2 bath in great room and kitchen w/ standard grade stainless steel appliances. Nothing fancy w/ 1 mini split HVAC and gas fireplace. Attached 1 car garage and private entrance.

All utilities are landed and connected at the dwelling by the developer and was included in the land purchase price.

The input I am looking for is just for the shop/ADU. The home is a separate build and I have a good feel for the costs on that build.

What do you believe is a fair price/budget on the shop/ADU build all in with concrete and 100 feet of concrete driveway?

Thank you!

 

[monkeyswrench]

I'm of no help, but it sounds great!
The only thing I've learned about some areas out here, proximity to "city supplies" can be a game changer. Either how far out of town, or access to build site.

 

[Don Johnson]

I'm of no help, but it sounds great!
The only thing I've learned about some areas out here, proximity to "city supplies" can be a game changer. Either how far out of town, or access to build site.

Great question. The home is located 30 miles from a major city, Coeur d'alene, 7 miles from Sandpoint (small town) and 5 miles from a Home Depot

 

[NicPaus]

Not familiar with idaho. But I am meeting the ADU specialist Tuesday at a property i am working on my realtor owns. She tells clients figure $250 a sq ft with current material prices. Trying to add a 800 sq ft unit. Her rent calculation is $2400 a month on it.

If I was building it as that is similar to what I want to add myself. $100 a ft for shop $180 for casita. In house or hook up on anything subbed.

 

[Done-it-again]

You also need to know what the utilities will cost to run if not near the build site.

 

[Don Johnson]

You also need to know what the utilities will cost to run if not near the build site.

Good pickup, all the utilities are landed at the dwelling by the developer and was included in the land purchase price

 

[RCDave]

Good pickup, all the utilities are landed at the dwelling by the developer and was included in the land purchase price

We are doing the same thing right now but in southwestern Idaho. But I'm not sure what the land acquisiton price was for the home buillder. The house we are buying is 3000 sf single story. 10' ceilings. 4 bedroom (master and a guest master) and an office. 3.5 bath. 30' x 28' main garage. 18x42' RV garage. All in with the land its about $290 psf. My best guess without the land is about $230 psf. The home includes quality finishes such as Quartz countertops throughout, nice upgraded interior trim, quality windows., 2' x 6' outer wall construction, etc.

 

[Waterjunky]

Nice area Don. I have driven directly through there multiple times on my way to the in-laws north of Bonners Ferry. If there was work up there for the wife and I, I would consider moving myself.

 

[Done-it-again]

Good pickup, all the utilities are landed at the dwelling by the developer and was included in the land purchase price

Is that by the street at your property or next to your build site? our is at the street on our lot, but we have to run the utilities to the house when ready to build.

 

[Sherpa]

brotherinlaw lives very close to where you're describing......... other than that I've got nothing. build sounds nice though.... residential properties up there have already really gained in price since so many are leaving oregon, and washington....... and california.......

expect construction prices to be up there would be my guess....... anywhere the market is hot, construction directly reflects it

--Sherpa

 

[Don Johnson]

Is that by the street at your property or next to your build site? our is at the street on our lot, but we have to run the utilities to the house when ready to build.

Utilities are currently at the street and the developer pays all costs to get them to the dwelling and tie in, in my case about 300 yards to the shop/ADU and about a 1/4 mile to the home that will be located on the opposing side of the property

 

[Done-it-again]

Utilities are currently at the street and the developer pays all costs to get them to the dwelling and tie in, in my case about 300 yards to the shop/ADU and about a 1/4 mile to the home that will be located on the opposing side of the property

Nice, we are on the hook from the street to the dwelling location on the property. The builder does it, but its added to the cost of the build as a line item.

 

[Baja Pete]

I can talk to a couple of contractors in the area that have done work for me (CDA area), if they are interested I can PM you their information. Any timeline on when you are thinking of starting the project?

 

[Don Johnson]

Thanks Pete, this spring breaking ground on both the shop/ADU and home concurrently.

At this point in time I am really looking for any GC at Riverdaves to help me establish a rough cost estimate for the shop/ADU because I do not have a good feel for what a competative price should be on that build and do not want to get taken advantage of.

 

[Looking Glass]

Thanks Pete, this spring breaking ground on both the shop/ADU and home concurrently.

At this point in time I am really looking for any GC at Riverdaves to help me establish a rough cost estimate for the shop/ADU because I do not have a good feel for what a competative price should be on that build and do not want to get taken advantage of.

Question?, what if several guys in here give you prices and where you are, GC, come in Higher, possibly quite a bit Higher. What are you going to do?




PUNT?

 

[Don Johnson]

Question?, what if several guys in here give you prices and where you are, GC, come in Higher, possibly quite a bit Higher. What are you going to do?




PUNT?

If there is a big delta in price between where our builder comes in at and advice I get from GC on RDP will probably send the plans out to other local builders to get other prices. The GC we are currently working with we like a lot but I want to keep him honest.

 

[Cdog]

I work with a builder here in n Scottsdale. We have discussed this type of building many times. Based on our numbers & lumber as of last year we were looking at $80 - $120 psf. It highly depends on your subs & how “finished “ you go. Also don’t forget to a pull through door. At a minimum for ventilation.

I would like to build something similar approx 2500 sqft + attached casita. But it may be wiser for me to build a new house than to add this to my home.

 

[Don Johnson]

I work with a builder here in n Scottsdale. We have discussed this type of building many times. Based on our numbers & lumber as of last year we were looking at $80 - $120 psf. It highly depends on your subs & how “finished “ you go. Also don’t forget to a pull through door. At a minimum for ventilation.

I would like to build something similar approx 2500 sqft + attached casita. But it may be wiser for me to build a new house than to add this to my home.

thank you that’s the input I am looking for!

 

[420HOA]

thank you that’s the input I am looking for!

$200-250 Sq Ft depending on finishes

 

[Don Johnson]

$200-250 Sq Ft depending on finishes

$200 + a sq ft for shop/ garage build, if so shit...... expensive to build a box

 

[NicPaus]

$200 + a sq ft for shop/ garage build, if so shit...... expensive to build a box

I think he is referring to just the ADU liveable portion. The big shop sq footage should help bring down the concrete and framing price per sq ft.

 

[420HOA]

$200 + a sq ft for shop/ garage build, if so shit...... expensive to build a box

Materials and labor are crazy $ now
In Commiefornia it be double that

 

[HavaToon]

I work with a builder here in n Scottsdale. We have discussed this type of building many times. Based on our numbers & lumber as of last year we were looking at $80 - $120 psf. It highly depends on your subs & how “finished “ you go. Also don’t forget to a pull through door. At a minimum for ventilation.

I would like to build something similar approx 2500 sqft + attached casita. But it may be wiser for me to build a new house than to add this to my home.

This sounds about right/fair. My FIL built a 40’x100’ shop in CDA about 4-5 years ago for $240k so $60 sqft. Stick built, 3x 14’ RV doors, NG Heaters/no AC and a 500 sqft second story office/guest room with half bath.

And here in Cave Creek, AZ your average detached 20’x50’ RV garage was running $100k or $100 sqft about 1.5-2 years ago when we built.


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[Hoodoo]

We did a similar build in Priest River area but it was 15 years ago so not much help.
We are now looking at building a house or cabin on the Pend O Rielle river and construction costs have gone crazy lately.
Doing a 100 by 40 shop in FL now and steel was less than lumber.

 

[Don Johnson]

This sounds about right/fair. My FIL built a 40’x100’ shop in CDA about 4-5 years ago for $240k so $60 sqft. Stick built, 3x 14’ RV doors, NG Heaters/no AC and a 500 sqft second story office/guest room with half bath.

And here in Cave Creek, AZ your average detached 20’x50’ RV garage was running $100k or $100 sqft about 1.5-2 years ago when we built.


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Thank you, I am hoping to come in around $100 a sq ft