Author Topic: What did you guys pay per SF for your garages? -- just got a shock!! (Read 6859 times)

goodfellow · « **on:** December 15, 2020, 08:22:45 PM »

Just got the shock of the year when a General Contractor quoted me $110/SF for my 3 car garage build ... and that's just a one level unit. This garage may cost more than my house

I may have to go prefab or metal if these are the going rates, and will most likely contract for the site work and electrical hookup separately. Wow, this just turned into a real challenge.

Anyway, I haven't been in the garage buying mode for many years and i know prices are up, but I didn't expect them to be that high. If any of you guys built a garage recently, please let me know what you paid for your place.

skfarmer · « **Reply #1 on:** December 15, 2020, 09:30:26 PM »

i have not, even though i should.

i do know that anything requiring treated or dimensional is out of sight. if you can hold i think prices will drop but when?

slip knot · « **Reply #2 on:** December 15, 2020, 10:20:07 PM »

I had a 36X50 metal building put up in 2000 for $25K. just the shell. My neighbor was telling me that he got a quote for similiar sized building this fall and it was $80K. I may need to revisit my insurance coverage.

Lookin4_67GalaxieConv · « **Reply #3 on:** December 15, 2020, 11:12:40 PM »

My stick built garage, 32' X 24' cost $21K bare in 2007. Add to that electrical, two retaining walls, epoxy floor, and some other stuff and it was about 29K total.

DeadNutz · « **Reply #4 on:** December 15, 2020, 11:18:15 PM »

Our stick built RV garage with a mezzanine in the back with 16' ceilings cost us just under $43 per sq. ft. in 2011. The demand was still very low for lumber and contractors at that time so we did very well on the price. It is 30 X 55 or 1650 sq ft cost right at 70K. It had to be stick built and resemble the house design in order to build it exactly 10' from the side of the house and matches the length of the garage and house.

34Ply · « **Reply #5 on:** December 16, 2020, 07:15:38 AM »

I just got a price for a cement slab so we could add on our screened in porch in central FL. The addition was to be 8' by 16', 124 sq ft., 4" thick with 8" by 16" footings but the guy wasn't sure about that as there is no frost here and all it had support a screen enclosure. Are you ready for this? $5,200, so I call the guy up and said that's got to be wrong and he said that's the price. My neighbor had a 12'x20' put up 4 years ago by the same guy and paid $4,000 for the whole thing. Called others and they were all outrages. I was a contractor for 40 years but I can't do it myself in our development. I need a licence to do it. All that means is you work for a license screen guy and he can have 20 guys on the job without a licence and he never shows up but they can do the whole job. You got me by the pricing now days.

fatfillup · « **Reply #6 on:** December 16, 2020, 08:43:57 AM »

I haven't priced anything yet but am budgeting $100k for a shop if we have to build one. I would rather find a property with an acceptable shop with a house that needs up grading

Ray, I assume your price was for a finished garage and electric. I know the price is a shocker but get what you want as you will be spending a lot of time out there and you have worked hard for it

john k · « **Reply #7 on:** December 16, 2020, 10:31:24 AM »

In 2013, had my garage built by a local steel building erector. I prepped the ground, they put in the 4 foot footings, poured the 6 inch floor. Put up the whole building with 2 windows, 2- 8 ft. Garage doors, fully insulated with 4 in. foam. . No wood in it. 24 x 30, for 13,000. To make it 5 foot longer would have upped the price almost 5K. The company is still going great, expanding, Hardsteel. $18.05 sq. Ft. and I thought it was kind of high. Of course this is in rural Nebraska, did not need a building permit. And it is too small of course.

RustFarmer · « **Reply #8 on:** December 17, 2020, 08:24:42 AM »

COVID has caused a huge demand for Lumber. People are working from home, kids are schooling from home, and everyone wants a bigger house. Even small homes are up. People want out of cities and apartments.

Lumber is at an all time high. The price is DOUBLE what it was PC (pre covid)
https://finviz.com/futures_charts.ashx?p=d1&t=LB

FinViz is a great site to check out the varying relationships between commodities and investments.
https://finviz.com/futures.ashx

When you and Heiny sell your old homes, you should do well.

RustFarmer · « **Reply #9 on:** December 17, 2020, 08:32:20 AM »

Do you have room on your site for two outbuildings? Maybe build a cheap metal pole barn first. Then build a conditioned space shop later.

goodfellow · « **Reply #10 on:** December 17, 2020, 08:35:53 AM »

Quote from: RustFarmer on December 17, 2020, 08:32:20 AM

Do you have room on your site for two outbuildings? Maybe build a cheap metal pole barn first. Then build a conditioned space shop later.

I'm actually looking at metal buildings as well. Technology has changed, and metal building with proper insulation are a viable alternative to stick built. I will have to do more homework, but it's in the feasible region. I figure I can build a fully insulated metal building for a little over half the price of the stick built version.

RustFarmer · « **Reply #11 on:** December 17, 2020, 08:55:34 AM »

You may want to put foam board insulation under your slab, and PEX for radiant heat in the slab, even if you don't plan to heat that way initially.

skfarmer · « **Reply #12 on:** December 17, 2020, 09:17:42 AM »

Quote from: goodfellow on December 17, 2020, 08:35:53 AM

Quote from: RustFarmer on December 17, 2020, 08:32:20 AM
Do you have room on your site for two outbuildings? Maybe build a cheap metal pole barn first. Then build a conditioned space shop later.

I figure I can build a fully insulated metal building for a little over half the price of the stick built version.

I think you just found your answer.

RustFarmer · « **Reply #13 on:** December 17, 2020, 10:23:51 AM »

I don't think you have Menards in your state yet. They have a great web site for designing pole buildings. Might be good for price shopping.

https://midwest.menards.com/postframe-web/redirect.do#/home

I see they do have stores in West Virginia. They have good prices. Very competitive

eborcim · « **Reply #14 on:** December 18, 2020, 12:07:19 AM »

VersaTube (and others) look interesting for metal buildings. https://www.versatube.com/

walrus · « **Reply #15 on:** December 18, 2020, 02:56:26 AM »

Building materials are sky high, production down because of covid and rebuilding California from wild fires, the south from Hurricanes. Plywood prices and such are ridiculous.

If you are going to do radiant floor, makes sure you leave spots for a lift, crane mounting etc I don't dare drill my floor without getting someone in with thermal camera

john k · « **Reply #16 on:** December 18, 2020, 09:02:56 AM »

The carport that I just put up is Versa-tube. Impressed with the quality. Several different models, including garages, all on Youtube. Reminds me of the temporary hospital tent frame I helped with in the Army, just this is permanent.

goodfellow · « **Reply #17 on:** December 18, 2020, 10:40:16 AM »

I like the idea behind Versa-Tube, but even though there is very lax HOA in place in this new neighborhood (mainly to protect the lake and water quality), they do state that the garage and outbuildings must conform somewhat to the style and function of the house. The Versa-Tube just might look too industrial to pass muster. That said, I have seen many great looking steel buildings that look very attractive and appropriate for my situation.

My sincere thanks to all of you for your input. Please keep it coming, I need all the ideas and suggestions I can get.

I'm just in the investigation phase at this point because we don't officially close on the property until early to -mid January. I takes a good month for all that preliminary work to be completed. Hence to be fair to the current owner, I can't schedule multiple GC appointments until all the paperwork is signed and we own the place.

muddy · « **Reply #18 on:** December 18, 2020, 07:34:32 PM »

I have a wood shed made out of pallets..... obviously I'm no help in this thread!

Sent from the twisted mind of the Mudman

Lookin4_67GalaxieConv · « **Reply #19 on:** December 18, 2020, 08:09:44 PM »

Quote from: muddy on December 18, 2020, 07:34:32 PM

I have a wood shed made out of pallets..... obviously I'm no help in this thread!

Sent from the twisted mind of the Mudman

You might be a redneck if....

eborcim · « **Reply #20 on:** December 19, 2020, 05:19:57 PM »

Quote from: muddy on December 18, 2020, 07:34:32 PM

I have a wood shed made out of pallets..... obviously I'm no help in this thread!

Sent from the twisted mind of the Mudman

Sounds interesting...let's see it!

muddy · « **Reply #21 on:** December 19, 2020, 10:33:55 PM »

Quote from: eborcim on December 19, 2020, 05:19:57 PM

Quote from: muddy on December 18, 2020, 07:34:32 PM
I have a wood shed made out of pallets..... obviously I'm no help in this thread!

Sent from the twisted mind of the Mudman

Sounds interesting...let's see it!

I'll get a picture then. It was there when we moved in.

Sent from the twisted mind of the Mudman

highland512 · « **Reply #22 on:** December 21, 2020, 08:11:02 AM »

Even if lumber was not at all time highs I would suggest looking at a steel building. If I was going to build what I have today I would go steel. My building was built in 1977 and is starting to show its age in places and all of those places involve wood deterioration. Also when you pictures from a area after a storm you see images of bare steel frames standing. I can tell you from experience even a small tornado will turn a wood built pole barn into a splinter pile.

coolmercury · « **Reply #23 on:** December 21, 2020, 03:53:06 PM »

Changed my insurance, my shop is 3600 sq. ft. on slab 6" thick, 3/8" rebar every 24" and 3000 lb concrete. Stick built with 6" walls and trusses all covered with metal. Interior is 1/2" chip board on the 2 x 6 studs and the ceilings are also metal. Exterior wall metal in on 1/2" chip board and roof is 3/4" plywood under the metal and all exterior walls have 6" of insulation and the ceilings 24". Has three bays with 10' ceilings and one bay with 15' for a lift. Has a 200 amp service with 230 and water with a full bathroom. All the bays are divided and the first bay with bathroom is finished with paneling and tile floor. I finished the bay with the bathroom, all the rest was hired. My total cost was $55,000.00 which comes out to $15.28 per sq. foot. It was built in 2008 and was insured for $55,000.00 until this week.

john k · « **Reply #24 on:** December 21, 2020, 04:45:23 PM »

We had a member here that lived in Western Iowa. Built a 3 bay shop, had Jeeps or Mustangs, had a full bath and kitchen too. If is still lurking, would like to hear what he had in a very nice shop.

fatfillup · « **Reply #25 on:** December 22, 2020, 08:35:22 AM »

Quote from: john k on December 21, 2020, 04:45:23 PM

We had a member here that lived in Western Iowa. Built a 3 bay shop, had Jeeps or Mustangs, had a full bath and kitchen too. If is still lurking, would like to hear what he had in a very nice shop.

He was a Doctor and a great member. Can't recall his handle. Haha, just remembered he posted as pic of his daughter in the shop wearing lounge pants, I nicknamed her LPG, lounge pants girl. She wasn't old enough to drive then but I think they were building her a mustang but it might of been a jeep. She is likely in college now.

Cool Merc, I am very jealous of your shop, sounds like what I want.

muddy · « **Reply #26 on:** December 22, 2020, 11:15:18 AM »

Sent from the twisted mind of the Mudman

goodfellow · « **Reply #27 on:** December 22, 2020, 11:34:10 AM »

LOL -- looks very much like one of those temporary Christmas tree lot sheds that are erected in a few hours to keep the sellers warm(er). They are usually lined with plastic and have a propane heater in them.

It's a pretty good design to keep the wood dry and keep air circulating.

fatfillup · « **Reply #28 on:** December 22, 2020, 02:00:13 PM »

Quote from: john k on December 21, 2020, 04:45:23 PM

We had a member here that lived in Western Iowa. Built a 3 bay shop, had Jeeps or Mustangs, had a full bath and kitchen too. If is still lurking, would like to hear what he had in a very nice shop.

Was it Mustang Garage?

gtermini · « **Reply #29 on:** December 22, 2020, 05:00:55 PM »

Quote from: Lookin4_67GalaxieConv on December 18, 2020, 08:09:44 PM

Quote from: muddy on December 18, 2020, 07:34:32 PM
I have a wood shed made out of pallets..... obviously I'm no help in this thread!

Sent from the twisted mind of the Mudman

You might be a redneck if....

Next hillbilly step up is a conex building... 22x20 footprint

I'm in this about $6500 including $1800 conex delivered, $400 bargain new tin off CL (@$1.00/ft^2), mill direct lumber at wholesale (albeit all time sky high prices of $1k/thousand bf), $1500 elec (service wire/isolation transformer/condiut/outlets/lights), $1k gravel, and TONS of misc $100 trips to Lowes.

eborcim · « **Reply #30 on:** December 22, 2020, 09:05:06 PM »

Excellent repurposes!

Lookin4_67GalaxieConv · « **Reply #31 on:** December 22, 2020, 09:59:00 PM »

That looks pretty damn good!

john k · « **Reply #32 on:** December 23, 2020, 09:00:51 AM »

Ahh, now I know where that little grinder is stashed. Looks like it needs six inches of concrete pad under it, so it won't sink out of sight. Friend uses conexes for storage, tight and dry.

oldnslo · « **Reply #33 on:** February 02, 2021, 04:09:58 PM »

Great thread. I'm about to partake my first build, and its going to be a stand alone garage. It will most likely be block (HOA rules). It will have some good sizing to it but I have no pre-conceived ideas.

I'm in the research phase and wondering if there are some great websites to get ideas from, tips, things to avoid, etc. I want to make all the right decisions from the get-go.

gtermini · « **Reply #34 on:** February 02, 2021, 10:43:46 PM »

Good luck on you new build. Hopefully you can build something big enough to suit most of your wants. My only suggestions would be to make sure you get a boat load of power outlets. Seems like they're always too far away from where you need one.

slip knot · « **Reply #35 on:** February 03, 2021, 06:34:25 PM »

yup I put a 4 gang box every 4 ft around the perimeter and some are all full. Also set them up higher. that knee level bs is fine if you aren't using it regularly but its sure nice to not bend over to unplug something.

DeadNutz · « **Reply #36 on:** February 03, 2021, 07:37:17 PM »

Wish you luck on the build OnS. I agree on the electrical suggestions and will also say to be careful which direction the big door will be facing and where the prevailing wind comes from. I can open my 14' high door and the wind rarely blows inside unless I also prop open the man door. The only problem with the northern exposure is no sun hits the concrete to help melt snow or ice in front of the shop. But somehow I don't think you will have the snow and ice problem.

walrus · « **Reply #37 on:** February 04, 2021, 02:14:58 AM »

Quote from: slip knot on February 03, 2021, 06:34:25 PM

yup I put a 4 gang box every 4 ft around the perimeter and some are all full. Also set them up higher. that knee level bs is fine if you aren't using it regularly but its sure nice to not bend over to unplug something.

I put them all over 4 ft, lean a sht of plywood on there and can still get at outlets

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Author Topic: What did you guys pay per SF for your garages? -- just got a shock!! (Read 6859 times)