Pricing for 26x26

[c5golfguy]

I came across this article on MSN a little bit ago and it just absolutely blew me away.

How far out are they on pricing? I'm not trying to get into what ya'll spent or what not.. if you want to share that info its your perogative, but I just don't think it would cost that kind of money for an unfinished 26x26 detached garage.

http://www.remodeling.hw.net/2009/costvsvalue/article/garageaddition.aspx

http://realestate.msn.com/article.aspx?cp-documentid=22621710&page=2 shows that the addition of this garage costs $87,230. I mean... is that legit?

Am I the one thats off my rocker??

26x26=676sqft

I don't have my Marshall and Swift Cost Handbook handy, but I'm going to throw out 50 bucks a sqft and its only $33,800. I'm not sure I would spend $129.04 a sqft on a garage. Hell, my house build out was only $108.89 a sqft and of course I didn't deduct land cost out, but just figured that was a given.

What do ya'll think??

 

[c5golfguy]

Here are the photo renderings they are using..

And the cost to value relationship graph...

 

[Joe69]

Tell you what. I'm getting ready to put my house on the market. 1350 sq ft, 3 br, 2 bath, .63acres, and a 24x40 finished and heated garage. I'd let it all go for the price of my garage at that rate.

Joe

 

[Gary S]

For comparison, I built my 24x48 garage back in 2004. I did all the work myself, and with it finished up, I have about $13,000 in it.

But, I didn't grow up in a big city writing articles about things I don't know anything about. I just got my hands dirty and built it.

 

[Stuart in MN]

For comparison, I built my 24x48 garage back in 2004. I did all the work myself, and with it finished up, I have about $13,000 in it.

There's the big difference - you did all the work yourself, plus that was with the cost of materials five years ago If you hired it out to a contractor it would have cost a lot more. Also, prices vary greatly depending on where you're located.

 

[Gary S]

There's the big difference - you did all the work yourself, plus that was with the cost of materials five years ago If you

I've been watching the price of materials. Wood is cheaper now than it was 5 years ago. Copper is higher. Actually, most of the materials are about the same or cheaper than back in 2004.
I don't know the current price of concrete, but I suspect it is higher today.
I'm guessing that I could still build my garage today for under $15k, so I can't understand how anybody could drop over $80k for a smaller one.
If people are spending that amount of money, it is easy to see how they are getting so far into debt that they are having their homes forclosed on. Common sense can take you a long way, but very little of it exists today in the US.

 

[landon1]

well, according to Menard's, a 26X26X8 is $4809 for materials...the 28X30X8 i want to build is $4864. figure even with concrete and finishing the inside, you wouldn't break 15K if you did the work yourself.

my dad's built (2) 24X30X8 garages and did most with the help of friends and spent about 10K including concrete, insulation, etc.

 

[Falcon67]

If those are real costs, where's that $100K I've saved by working on this house. $50,000 kitchen re-do? ****, our budget is $7K. That $50K budget junk is for that crazy kitchen woman on HGTV.

 

[c5golfguy]

I felt like I smoked something I didn't know I smoked reading those articles. I appraised real estate for 10 years and just couldn't believe some of the prices they were quoting on there. No wonder people are upside down in their homes.

No way in hell would I pay someone 87k to build a 26x26 unfinished garage. This thread goes well with that other thread in off topic about how people afford so much.

Gary, I agree with ya. I remember back in the early 2000's/late 90s that a 9' stud was upper $3 dollar range. Now you can get the same lumber for upper 2.00/lower 3.00 here in Atlanta. Copper is high dollar only due to the markets. Hell, people are stealing copper left and right now. I think concrete could be about the same if not lower due to supply and demand. Still got min. order amounts, but they are more willing to negotiate, thats for sure! It's all relative to the old adage of supply/demand.

 

[Shocker]

Yes, I never understand when you read or hear about the average cost of any kind of building or remodeling. 80k for a kitchen? 35k for a bathroom remodel?

My shop is 24x32 and it cost just a bit over 15k last year and I had it built.

 

[mikeyr]

That is about the range I was quoted on when I added onto my garage. I added a 22ft.x24ft. extension to the back of the garage, so it was really only 3 walls and the removal of the shared wall and my contractor quoted me $55k for that work, so the $80k would not have been out of line for what they are quoting for, I already had power and it was a bit smaller.

Since I had already done a materials quote, I choked when I saw his quote. My wife was willing because as she said with me working only weekends it would take me better part of a year to finish it and he would be done in month. In the end we compromised, I had the contractor do the slab and basic framing and roof for just under $30k (we did roof both the old garage and the extension) and my wife and I did the siding and I am doing the wiring. No windows since I need every inch of space in my garage but we did put in skylights for natural light.

The price for the 26x26 is out of line but not by much in this area, I would guesstimate that around here a quote for that would be in the low $70s, of course that would include all architect and permitting costs.

 

[Gary S]

The price for the 26x26 is out of line but not by much in this area, I would guesstimate that around here a quote for that would be in the low $70s, of course that would include all architect and permitting costs.

That makes it easy to see why California is leading the nation in forclosures. We could build a 26x26 garage here for well under $10k.
I hope people in California realize they are paying over $70k for a $10k building.
Here in North Dakota we pay $10k for ours and our foreclosure rate is under 1.7%. It pays to do things right.

 

[willymakeit]

Ive worked in almost all of the major metro areas in the U.S. In Cali , they deal with Sesmic. required shear walls and a host of requirements that the midwest doesnt have. Most of the permitting processes are intensive. Then add your contractor lisence on top of that. That being said I have about 6k in my 24X32, full heat and air.

 

[srmofo]

Im in ohio, I just finished my 24'x36'x10' garage for under $7k w/o concrete. With my footer ,stem wall ,slab , 31x11 driveway, 40' citywalk, approach, curb, 50' utility walk, and 21' walk in front of the house it came out to $21k total. I built the garage myself and contracted the concrete. yup I spent almost $15 thousand dollars on concrete this year. that *****.

I had a slightly smaller garage priced out at $24k w/ only the foundation included, The rest of the concrete would have costed over $6k. So I figured I saved about 9-10 thousand building it with some friends over a weekend.

Those hippies can keep california for all I care.

 

[Need4Speed]

I am not sure that a bunch of quotes from across the country will help but in the Phoenix area I had my 24x26 finished and air conditioned garage built this year for $30K. It was stucco over frame, with a tile roof and had to match the house. 100 amp service, Liftmaster 3800, 5 windows and a side door. I think a lot has to do with where you are at and the demand on contractors. Things have definitely been getting cheaper around here but remember cheap is not always what you want. Personally if I had to do it over again I would have paid another $10K to avoid the problems that I had with my contractor. Oh well live and learn. If anyone is in the Phoenix area and wants to know who NOT to hire let me know and I will be glad to elaborate.

 

[Gary S]

This thread has to be the best proof ever that "there is no cure for stupid".

 

[mikeyr]

yup, it costs a lot to live here in S. Calif. My garage required Simpson steel shear walls on each corner, that required special parts in each corner of the slab. I had to worry about the shadow of my building hitting the neighbors buildings, yes the friggin SHADOW of my building!

It was expensive to get city approval but once done it was worth it.

I had checked prior to working with a contractor and the materials cost was about $12k, there was extra slab prep work and of course the simpson strong walls that were added on by the city, I ended spending $17k on materials and my contractor charged me $11k for the work and was done in 3 weeks, so I am happy. The wife and I finished up the siding later.

 

[aabirdman]

I'd Like to have some of that action!! I'am a contractor here in CA. That guy making bank. Concrete is down, wire down, wood down and that thing is unfinished! Copper pipe is up and so is roofing, but not by that much. Permitting fees are aout the same. Do your home work and shop around?

 

[aabirdman]

Miker
That's because you live in a coastal zone. Should'nt have needed the simpson piece if use conventional framing. Some guys can go wayyy over board. Shear the complete exterior and you normally get away from all the speciality stuff and end up cheaper. If your in a fault zone that may have added some.

 

[srmofo]

can someone please explain the difference of a traditional wall to a shear wall.

Everything I keep finding just shows wood plywood or osb nailed to the outside of stud framed wall. I dont see how thats any different than what I built (what I thought was a traditional wall....unles they are picky on the amount and exact placement of nails

 

[charlie_nj]

Correct me if I'm wrong, but in the first link the OP posted the cost of that 26 x 26 was shown as just under $60,000. I don't understand where they came up with $87K in that second link. So much of building construction is location dependent. Here in NJ, I can easily see $60K in a structure like this if it was built by a GC. Roofing prices here, over $100 per square just in materials cost, $200 -250 per square installed. Concrete here is around $100 a yard just for materials, and labor rates here are significantly higher than they would be, say, in the midwest. Two garage doors installed with openers are gonna run you $2000. Yeah, I can easily see that adding up to $60K here in NJ. That's why I do all my own work.

 

[rieferman]

Near Philly, similar math to what Charlie just stated. I researched knocking down my 27x30 two-story barn, and re-doing it with a pole barn (but only one story). With me hiring out most of it, it would have been over $30K, and I wouldn't have the 2nd story! So I rebuilt the barn instead. Still, the concrete was $5K alone.

 

[Gary S]

If I paid $60-80k for a $10k building, I'd feel as sick as if I had just driven off the car lot with a new SUV after paying the salesman $200k for a vehicle with a $30k sticker on the window, just because he told me it was worth it.

 

[bluesman2a]

Could you spend $87K on a garage? I'm sure you could. I've known people that have spent more than that.

By comparison, I built one of the stages of my place for about $17K all-in, $20K if you count the lift. That was for an 18X25. I paid to have the shell erected and finished on the outside. I did the electrical, insulation, interior, and paint myself.

My current stage (machine room/bathroom) is still under construction, it's 10X39 plus a compressor room. it'll probably come in around $10K cause I'm doing more myself.

If I had the option of a pole-barn, it would have been much cheaper.

 

[little d]

here in mo, a few years ago, i helped my brother build a 40 by 50 free span metal bld, on a slab. LOTS of fill, retainer walls, concrete floor, 3 overhead doors, man door, pex in the floor. all of this we got under dry for a little over $10,000.00. wow I'm glad i live in the mid west. if i shot someone around here a price like 60, 80 grand for a shop, I'd never make it out alive, lol.

 

[c5golfguy]

Charlie...I just quoted the msn pages I was reading. The price it gave was $87,*** under the additions 3/4 way down the page. No where it shows under 60k from what I recall except on the graph and the graph isn't in line of what the #'s they were giving. The graph is being used to show what percentage you can see on your ROI.

I was just wanting to see what people thought of those costs that were so misleading, or at least they were misleading in my opinion. Like I said.. you could spend $50 p/sqft and be in or around 33-34k and helluva nice "finished" shop.

Of course, pricing is VERY dependent on your locale. Here in the south, things are vastly different then the midwest and then the midwest is VERY different then where you're at.

 

[charlie_nj]

I re-read both articles, and I still don't see where MSN got that $87K number. The bar graph shown in the Remodeling Magazine article depicts the construction cost of the garage shown in the Google Sketch up drawing, and described in the article, and it depicts it at under $60K. Unless I'm missing something, nowhere in the Remodeling Magazine article does it say that garage is $87K. Further, if you look at this table in the link below from the same magazine, it puts the garage addition at $57K:

http://www.remodeling.hw.net/2008/costvsvalue/national.aspx

MSN pulled that $87K number out of their butts as far as I'm concerned.

 

[c5golfguy]

Yeah. I agree with ya. In the second link 3/4 way down they posted costs of 87,000k in parentheses.

In the link you posted upscale was 85,*** and that # doesn't jive with the others. The prices still don't coincide of what the real costs are to build. I wish I had a current Marshall & Swift Cost Handbook around and i could figure out what the real dollar figure should be b/c it breaks out for location adjustments. I have one thats 5-6 years old and I was giving $50 p/sqft and was being very generous.

 

[metal1313]

i dunno, like other have said location plays a huge role in cost. everything costs more in my area of nj, versus some areas south of me. after doing some planning, drawing up cad, and photoshop images, architectual plans and the like, having them signed off by my neighbor actually, my 16x28 garage/shop would have cost around 45k, more if i made it really match the house with a composite slate roof and other details. that counts removing a large tree and stump, concrete work and other things i cant do, but the rest is materials and permit costs.

o and for a real mid-scale kitchen, with higher end appliances expect to pay at least 50k in jersey, alot more if walls are moved, or like my family you get all viking appliances. i should mention, we all love to cook, and cook meals for 40plus people on a regular basis so it was def worth it for the stove. and like some guys here will spend a few hundred on a ratchet, i'll spend 300 or so on a chefs knife becuase i used to and may again make my money cooking

 

[jimmie jam]

well boys, i just finished a 21 x 27 (w/13' ceilings) addition to my existing garage. i razed half of the existing structure (removed 250sf). here are the numbers:

arch/engin 4,400
permits 1,200
labor 9,500
site prep 2,000
soil test 450
surveys 600
dumpsters 900
steel 1,700
concrete 4k 3,900
block 3,300
stucco 4,200
electric 5,200
trusses 1,700
tile roof 8,200
lumber 1,700
ceiling 800
3 doors/3800's 6,200
windows 2,600
TOTAL 58,250+- (there are other misc. material costs not included)

that's $103sf AND, keep in mind I was the "owner/contractor". the windows were purchased at cost. the roof was done @ cost and all other work was completed at cut rate pricing due to the economy by professionals. the only things that i personally did was provide adult supervision, install the windows and door bucks. i'm not smoking crack and i don't have a bottomless pit of cash. this is reality in south florida building. hiring a lic. GC to do this work would have cost me $25,000 min. more (i got the bids).

 

[NUTTSGT]

well boys, i just finished a 21 x 27 (w/13' ceilings) addition to my existing garage. i razed half of the existing structure (removed 250sf). here are the numbers:

arch/engin 4,400
permits 1,200
labor 9,500
site prep 2,000
soil test 450
surveys 600
dumpsters 900
steel 1,700
concrete 4k 3,900
block 3,300
stucco 4,200
electric 5,200
trusses 1,700
tile roof 8,200
lumber 1,700
ceiling 800
3 doors/3800's 6,200
windows 2,600
TOTAL 58,250+- (there are other misc. material costs not included)

that's $103sf AND, keep in mind I was the "owner/contractor". the windows were purchased at cost. the roof was done @ cost and all other work was completed at cut rate pricing due to the economy by professionals. the only things that i personally did was provide adult supervision, install the windows and door bucks. i'm not smoking crack and i don't have a bottomless pit of cash. this is reality in south florida building. hiring a lic. GC to do this work would have cost me $25,000 min. more (i got the bids).

I see some way out numbers on here. I paid less than that 87k for my house and garage. Nothing personal but damn I think some of you guys should do some hands on and get dirty. You'd save your families alot of cash.

block 3,300 I hope this was for an entire block garage.
electric 5,200 What did you have added to your garage? You couldn't of had much more than a few hundred in materials. Even at $700 hundred in materials, you paid somebody 4500 to wire a garage?

 

[79BlackPearl]

I'm budgeting for a 30' x 40' x 10' pole barn with 5" floating slab with rebar reinforcement, truss system, 200amp panel, fully insulated, 1 16' X 10' roll up door, 1 3068 walk thru door, fully wired ready to go, sheetrocked floated & taped, all lighting, 30 yr energy efficent metal roof, 25 yr metal siding, 75K Btu Hot Dawg Heater, plumbing stubbed for toilet - numbers are, materials = $10 - $12K. To have it built = $20-$25K

$87K for a garage!!! We have 1500 sq.ft. brick homes with Post Tension slabs being built for about $100K. Then again, we have some 2000 sq.ft. brick homes with post tension slabs being built for $250K.....some people get way in over their heads.

Good luck on your shop build.....

 

[jimmie jam]

I see some way out numbers on here. I paid less than that 87k for my house and garage. Nothing personal but damn I think some of you guys should do some hands on and get dirty. You'd save your families alot of cash.

block 3,300 I hope this was for an entire block garage.
electric 5,200 What did you have added to your garage? You couldn't of had much more than a few hundred in materials. Even at $700 hundred in materials, you paid somebody 4500 to wire a garage?

block: 733 @ $4.50 each installed with two 36" 6k psi lentils and one 8' lentil. the block cost alone was $1.35 each, not delivered. this was a VERY reasonable price for M/L.

electric: included temp pole and feed for house while under construction, 400amp service with new underground, 9 double switched ceiling fixtures, 7 soffit cans, wiring for 3 door openers, 6 GFI outlets, ceiling fan boxes, 220 lines for lifts, compressor and welder. FYI the COST for the new service panel was $850 alone. also included in that amount was the cost to do the service change to underground: $850 for FPL (power company) to do the change. you still think that's alot of money?

you obviously do not understand south florida building code which is not even CLOSE to how you would build this in NE Ohio (were i was born and raised).

 

[c5golfguy]

Hey Jimmie...I understand building code down there due to having done probably a little over 2000 review appraisals out of florida. From having being in the mortgage industry for over 13 years, I have several friends in the Ft. Lauderdale area and they've said numerous times how stagnant the building/real estate industry is there. I figured you could have found some great labor cheap during these times. I'm not sure when you built down there but just kinda curious?

Thanks for bringing those #'s into the thread. I wasn't trying to have a thread that was he said/she said. I was just curious to what people thought of those figures msn posted. It seems they are pretty right on in certain parts of the country which I'm not sure is coincidence or not, but those areas are also some of the highest foreclosure rates in the country.

 

[jimmie jam]

Hey Jimmie...I understand building code down there due to having done probably a little over 2000 review appraisals out of florida. From having being in the mortgage industry for over 13 years, I have several friends in the Ft. Lauderdale area and they've said numerous times how stagnant the building/real estate industry is there. I figured you could have found some great labor cheap during these times. I'm not sure when you built down there but just kinda curious?

Thanks for bringing those #'s into the thread. I wasn't trying to have a thread that was he said/she said. I was just curious to what people thought of those figures msn posted. It seems they are pretty right on in certain parts of the country which I'm not sure is coincidence or not, but those areas are also some of the highest foreclosure rates in the country.

Chris, by the way i have been a certified real estate appraiser and broker here for 27 years. i KNOW construction costs HERE. these figures were "cheap" as i stated. i started this project 5/1/09 and am just finishing it. you should have seen some of the higher bids. this project would have cost me 35% more if i had done it 4 years ago. i would be happy to E-mail you some pics, sorry don't know how to post them here. that will also help - it's the "garage mahal", not a "barn". there are 30 yards of concrete between the foundation, slab, block cells and tie beam. the whole front of the structure is formed and poured 4,000psi concrete.

J.

 

[c5golfguy]

Jimmie.. post up the pics on the build section. We all would like to see them.

I figured at 100+ p/sqft your shop wasn't anything short of being .

I know a little off topic.. are you seeing things pick up in SW Florida? I know your area is so heavily relied upon when it comes to the real estate industry due to lack of other industry. Atlanta is just going to the crapper a little more each month. We haven't seen the bottom here yet.

 

[jimmie jam]

i live in SE florida but do own a home on the SW coast in Lee county. my home there is worth 70% LESS than it was in august, 2005. how's that for numbers, the area was just way over built. no sign of the bottom just yet over there but close. on the SE coast we are about at the bottom in the mid to low range housing - even recovering in some areas. but the 2 to 6 million market was holding its own untill 2009 - that is being hit hard now.

p.s. tried to attach photos but file is too large and i don't know what i'm doing, sorry guys.

 

[NUTTSGT]

block: 733 @ $4.50 each installed with two 36" 6k psi lentils and one 8' lentil. the block cost alone was $1.35 each, not delivered. this was a VERY reasonable price for M/L.

electric: included temp pole and feed for house while under construction, 400amp service with new underground, 9 double switched ceiling fixtures, 7 soffit cans, wiring for 3 door openers, 6 GFI outlets, ceiling fan boxes, 220 lines for lifts, compressor and welder. FYI the COST for the new service panel was $850 alone. also included in that amount was the cost to do the service change to underground: $850 for FPL (power company) to do the change. you still think that's alot of money?

you obviously do not understand south florida building code which is not even CLOSE to how you would build this in NE Ohio (were i was born and raised).

If you are happy that's what matters.

As far as the electrical work, no that's not alot of money but you had more done than just a 21x27 garage addition. You did some major electrical upgrading for your entire property.


BTW, are you still a Browns fan?

 

[jimmie jam]

If you are happy that's what matters.

As far as the electrical work, no that's not alot of money but you had more done than just a 21x27 garage addition. You did some major electrical upgrading for your entire property.


BTW, are you still a Browns fan?

when they bailed from cleveland they lost me.

as for "major upgrading" for my entire property, the only "upgrade" was to go underground for $850. everything else was just for the garage. i didn't touch the existing garage or houses electirc.

 

[krooser]

Here's my $5,000.00 30X50 built with used materials and plenty of sweat equity back in '94...