Hi everyone, I’m trying to build a detached two car garage with an office and covered patio in the DFW area. The garage portion is about 570sf, the office is about 340sf (and will sit directly behind the garage) and the covered patio is about 380sf (runs along one side of the building). So the total sf under roof is about 1,290, but only about 340 will be living sf. The slab is approximately 33x40. My HOA requires it to match my house so it’ll be stick built with chopped stone on the front and brick on the sides/back. I plan on installing an 8x16 cedar garage door (to match the doors on my attached garage) and the office will include a small but full bath (otherwise it’s basically an open room with a mini split). It’ll also have three french doors opening up to the patio (two in the garage portion and one in the office portion). I’ve received a few “turnkey” bids ranging from about $160k to $300k. Does this seem reasonable for this type of project? I would have figured it’d be $100/sf on the high end, but maybe I’m way off base. Any insight would be much appreciated!!
Detached Garage in DFW
- Thread starter pl1050
- Start date
mike93lx
ALLIANCE MEMBER
Finished space for $100 is a pipe dream today. But not all of that is really "finished" (or at least it doesn't have to be).Material costs have shot up a ton and labor availability is in short supply
I hope there are significant differences in finishes for the range of bids you got.
Do you have drawings done? I am guessing you will need that for the HOA and having something for people to work from in the bid would help.
At that kind of cost, does it not make sense to look for a new house that has some/all of what you want? You certainly aren't going to be adding the cost of this project to the value of the property, especially with a good chunk of it being garage space
I hope there are significant differences in finishes for the range of bids you got.
Do you have drawings done? I am guessing you will need that for the HOA and having something for people to work from in the bid would help.
At that kind of cost, does it not make sense to look for a new house that has some/all of what you want? You certainly aren't going to be adding the cost of this project to the value of the property, especially with a good chunk of it being garage space
Last edited:
$100/sq ft is the going rate depending on your level of finishes. If you take out the covered patio, you're still around 1000 sq/ft for drywall and electrical. $300K is an "I don't want to do this" bid, but $160K isn't that far out of line with the current housing market pricing.
This is why I moved out of the immediate DFW area and would not buy a house under an HOA. :-( My shop cost me less than $40K all in (I have done all the work I can, so I paid for concrete work and the structure itself).
I am with mike, this would make a good down payment on another house without the HOA. The house across the street from me is $420k (prices have almost doubled since we bought in Oct '19). 1 acre, 2370 ft^2, no HOA, has a shop with 2 covered parking spaces, and a super nice neighborhood south of the metroplex. There are places and houses "out there" around the DFW area that may be more friendly to having a shop. (I know you wouldn't really want to move because moving ***** in so many ways)
I am with mike, this would make a good down payment on another house without the HOA. The house across the street from me is $420k (prices have almost doubled since we bought in Oct '19). 1 acre, 2370 ft^2, no HOA, has a shop with 2 covered parking spaces, and a super nice neighborhood south of the metroplex. There are places and houses "out there" around the DFW area that may be more friendly to having a shop. (I know you wouldn't really want to move because moving ***** in so many ways)
K'ledgeBldr
Well-known member
In simple terms-
Wrong time, wrong place.
if the place isn’t going to change, wait until 2025 to start- there’ll be a competent administration and a revived economy with lowering inflation.
Wrong time, wrong place.
if the place isn’t going to change, wait until 2025 to start- there’ll be a competent administration and a revived economy with lowering inflation.
Not sure if you care, but keep in mind that your shop will add nowhere near the build cost to the value of your property with more than 90% of prospective buyers. Yes, this sounds wrong, but it's how things usually go with real estate. Buyers do not pay out anywhere near the cost on upgrades (the exception being kitchens and baths, but you'll still likely not recover anywhere near the costs).
That said, the longer you wait the higher the costs will be. This you can count on.
That said, the longer you wait the higher the costs will be. This you can count on.
dcg9381
Well-known member
Texas is nuts... Nuts.
You have two big disadvantages:
1)You're a one-off job. No repeat business.
2) Everyone has more work than they can handle. They will charge you a premium.
15 years ago, I had a garage built (TX) for about $40 sqft as an "addition" to a residence. That's framed, finished outside, no inside finish. $100/sqft today, that wouldn't shock me at all on a "small job" for an owner. Homes here, you can't touch a new build for $200/sqft non-custom.
I generally agree that if you were doing it for financial reasons that you're better off spending money elsewhere... Then again, I've seen at least 3 places sell at high end of market because they had large garages or additional garages with apartment space (income property).
You have two big disadvantages:
1)You're a one-off job. No repeat business.
2) Everyone has more work than they can handle. They will charge you a premium.
15 years ago, I had a garage built (TX) for about $40 sqft as an "addition" to a residence. That's framed, finished outside, no inside finish. $100/sqft today, that wouldn't shock me at all on a "small job" for an owner. Homes here, you can't touch a new build for $200/sqft non-custom.
I generally agree that if you were doing it for financial reasons that you're better off spending money elsewhere... Then again, I've seen at least 3 places sell at high end of market because they had large garages or additional garages with apartment space (income property).
Thinking the cost are going to change is a BIG gamble/guess ? Thinking pricing is going to deflate for any reason in the distant future is very unlikely. Lower inflation rod not mean the pricing revert maybe just stop growing fast is possible.
Lumber pricing may be less……..but………labor is very likely be very tight and more expensive.
Moving to save $40k and end up with 60 minute commute in crazy traffic is not a good trade off.
( Some) GJ guys have issues with HOA……..they are not all bad to stop ugly, oversized building, business in residential, junk cars, noise at all hours that destroy area values.
Last edited:
mike93lx
ALLIANCE MEMBER
Yay. Another HOA debate.
Your biases are quaint.
My 30x30 cost me less than $40k total, so that is between $120k and $260k in savings just on this build alone.... and a 60 minute commute in this area could be a 20 mile drive in the "right" spots; moving further out shortened my commute by 40% time-wise.
HOAs have become the modern, "acceptable" form of redlining. That is all.
Guess your experiences are limited……….home costing $500-750k, you might feel different when the neighbor rolls a 40’ cargo trailer or 3 20’ containers plants them 10’ from the property line …....calls it his shop, making your property unsellable……..might make HOA rules look pretty good.
Maybe the neighbor deciding to open a 25 unit dog kennel would be a cause for concern ?
Chickens make for nice residential neighborhood atmosphere ?
Last edited:
Both of those are governed by city ordinances rendering the need for an HOA useless. Perhaps you should be more upset at your city's lack of zoning and control instead of at people who think HOAs are just modern day redlining.
Or is it that in my neighborhood ($390k-$500k, as if that matters), there are several homes that run heavy equipment businesses, truck modification businesses, bakeries, 40x70 metal clad shops, etc, yet the values have done nothing but rise since it was built in 2006, properties don't stay on market long, and I have neighbors that bring me a beer and talk when I am out working in my "ugly" metal lap siding shop just shows that the value of location and being good neighbors caring about each other is worth more than a hausfrau enforcing obscure rules?
dcg9381
Well-known member
Oh, I dunno that it's going to be a debate with this group if they won't let you build an GJ type garage..
HOAs do vary quite a bit.. They're relatively standard and highly restrictive if they're newer and in high density communities. But smaller communities, older communities - they can be more relaxed.
I'm one of those guys that moved out of a dense / highly restricted HOA community, paid 3x more - but was then in a position where I could build whatever I wanted.
There are some communities "in between" that have reasonable restrictions - I'm in one now, 50% of the homes here have large steel buildings out back. Will I get dollar for dollar back on that shop if I had it done turn key? Definitely not (present crazy appreciation in Texas excluded).
I will personally pay a premium for unrestricted property and a shop building. I'm not the "majority" of the market, but I think there are people like me (perhaps most of us) and the properties that offer things like this are very few and far in-between, I'm not worried at all about losing my shirt on it. I'm more worried about the county deciding to tax that building like a residence.
Average taxable value in my neighborhood is well north of that above. I have a 20' container in front of my steel building. My neighbor races side-by-sides and regularly has his 40' trailer sitting out front. Course, we don't live on top of each other, so that may be the difference. Two homes have chickens, We've got a lot with a simply open sided metal building that has an RV and a cargo trailer in it (no house). Impact on property values here? Not much.
Last edited:
Unless like me ,live outside the city limits and only governed by County standards which are less restrictive. Also have a HOA but is minimal,My attached garage is 2310 sq ft and detached shop is 1100 sq ft. There are restrictions to the appearance but I am good with it
Well, that is not even close to true for this state…they regulate thing more tightly to discourage rural development. The idea being, if it is a total pain in the *** to get approvals and inspections, fees and the rest….that you will buy/build in urbanized areas. As a side note…many urban cities are also banning new SFDs, fireplaces, gas hook ups etc. to promote whatever the hell agenda they think is best for YOU.
I hear you and that is why we don't live in California, in the last year we have had many Cali transplants ...
I built 600 sq ft attached shop in DFW in 2015 for ~100/ft. No septic or water but finished otherwise, 100A sub-panel with lots of 240 outlets for table saws, mini-split, etc. No way today at 100/ft.
In addition to your HOA, have you checked city permitting? Where I am (mid cities), there's additional "lot coverage" rules and utility easements that are NOT marked on my plot plan. I lost 4 feet of width because of the latter. Get the city permitting/inspectors involved!
In addition to your HOA, have you checked city permitting? Where I am (mid cities), there's additional "lot coverage" rules and utility easements that are NOT marked on my plot plan. I lost 4 feet of width because of the latter. Get the city permitting/inspectors involved!
Hi everyone, thank you for all of the info. I do have plans drawn up and all bids have been based on those plans. I’ve also precleared the project with my HOA. I know I’ll get nowhere near the $160k in resale but I’ll definitely use the garage a lot and plan on staying in the house for a while. So I’ve factored that into what I’m willing to spend. I think $160k is high considering that about 75% of the space is either garage or covered patio. I know the market is absolutely crazy right now and I’m hoping it levels out at some point but am nervous about waiting any longer. I may try a few more contractors although it’s been tough to get people to come out and price the job. The quotes I get seem rushed and lack detail. I get the vibe that the bids are them saying “we don’t really want the job but we’ll do it for a premium,” which bothers me. Any ways, appreciate all the info and discussion. I have a lot to think about, including just buying another house and using the garage for storage and renting the rest out (one of my thoughts).
Last edited:
My Old Tools
Well-known member
You might look at doing it in steel with rock/brick outside. That building in steel should be about $40k tops, then add the finshing of the office and the rock/brick work. I can't imaging breaking $100k. Try some steel building contractors. They all know how to do the outside brick work and most know inside finishing as barndos are becoming quite popular.
reader2580
Well-known member
I don’t have an issue with reasonable HOAs. The problem in my area is not a single HOA allows any buildings beside a house with attached garage. They also don’t allow outside storage of RVs or trailers in most cases. Minimum lot size in the city is 1 acre and most lots are 2 acres or more so crowding of lots is not the issue.
I reviewed dozens of HOA agreements, covenants, and deed restrictions when I was shopping for a house in 2014. It wasn’t that the size of accessory buildings are limited. You can’t build an accessory building at all. In most cases they don’t even allow a yard shed.
i ended up buying an older house with no restrictions that sits on three acres. Garages and accessory structures in the city need to basically match the finishes of the house so you can’t build an ugly pole barn or similar. The city allows a house, garage (attached or detached), two accessory buildings, and a yard shed on a three acre lot like mine.