Cost of adding a second floor master suite (Austin, Rollingwood: house, construction)

[yam]

I looked at a house today which was really cute but would need a second floor building addition of a master suite. The house is a single story AD Stenger design. I've seen several of these remodeled to add a second floor, typically adding around 600-800 feet. What is this type of project likely to cost?

[centralaustinite]

Construction? Maybe $80-120,000, depends on finish out, and site specific factors, more for architecture design and fees, permitting, etc.

You can ruin the value of a Stenger with a poor remodel.

[austin-steve]

At minimum, probably $50K. I'd budget a lot more though, as you'll want an architect to design a visually compatible addition, both inside and out.

The good news: Since almost all the Stenger homes are going to be centrally located, mostly in Rollingwood and Barton Hills, the homes are valued at $200+ per sqft and up. Even a fairly high-end addition can be accomplished for less than $150 per sqft, so as long as you don't do something stupid and screw up the layout/design, you'll increase the value of the home by as much or more than you spend on the addition.

The catch-22 will be "project creep", which can inflate a remodel budget in the blink of an eye with "we might as well also ..." type of impulse decisions as you go. Been there, done that. It will happen to you too.

This is why, for this type of job, it's probably worth the higher cost of using a design/build firm to scope out and spec the entire job.

Steve

[yam]

Thanks. I agree about the importance of a well-done remodel on such an interesting little bit of architectural history. Apparently it's pretty difficult to get a good idea of these costs ahead of time, perhaps I'd better just ask a few design firms. Anyone have recommendations of a firm that specializes in these types of projects? I'd imagine it's pretty difficult to design something compatible with Stenger's distinctive style.

[CptnRn]

STUART SAMPLEY ARCHITECT - AUSTIN, TEXAS

AD Stenger – Modern Austin - Architecture & Design of Central Texas

[gpurcell]

Would costs for a similar scale addition to a Hyde Park bungalow be comparable?

[austin-steve]

Originally Posted by yam

Thanks. I agree about the importance of a well-done remodel on such an interesting little bit of architectural history. Apparently it's pretty difficult to get a good idea of these costs ahead of time, perhaps I'd better just ask a few design firms. Anyone have recommendations of a firm that specializes in these types of projects? I'd imagine it's pretty difficult to design something compatible with Stenger's distinctive style.

Talk to Rick Villani at HomeFixers. Tell him Steve C. sent you. He wrote the book (literally) "Flip", and has rehabbed 100's of homes in Austin, including several for my clients. He works with a really good designer who can make sure you don't make design/taste mistakes also.

If you'd like some personal references from people living in homes he's redone, PM me.

Steve